South Lake Tahoe City Council
September 8, 2026

Level of Service/Vehicles Miles Traveled
TRPA’s Regional Plan Goals and Policies and Regional Transportation Plan include a vehicle “level of service (LOS) criterion to aid local agencies in determining more localized impacts. The City’s General Plan also has standards for vehicle LOS. LOS is a qualitative measure that describes the operating performance of transportation facilities. For roadways, LOS is an indicator of traffic flow from the perspective of motorists based on factors such as speed, travel time, delay, freedom to maneuver, volume, and capacity. It is defined on a scale from LOS A (the least congested operating conditions) to LOS F (the most congested operating conditions).

The TRPA Regional Plan and City General Plan intend that peak period traffic flows not exceed LOS D for major roadways (arterials and collector routes), and signalized intersections be at LOS D. LOS E may be acceptable during peak periods, not to exceed 4 hours per day when provisions for multi-modal amenities and/or services (such as transit, bicycling, and walking facilities) are adequate to provide mobility for users at a level that is proportional to the project-generated traffic in relation to overall traffic conditions on affected roadways. (Tahoe Regional Planning Agency, 2012) (City of South Lake Tahoe, 2011).

While several roadways currently operate at LOS D or E, the key intersections connecting those facilities generally operate at LOS C or better. This is because many of those intersections have been designed with additional travel lanes, channelized “free” right-turn movements, and other capacity enhancements to operations for this segment. While these turning movements facilitate vehicle traffic, they can create hazardous situations, specifically where bicycles are traveling through intersections.

In 2020, California Senate Bill 743 required that local jurisdictions switch from LOS to vehicle miles traveled (VMT) for analyzing transportation impacts of projects subject to the California 1142
MTAP 2026 Transportation and Circulation ǀ 39
Environmental Quality Act (CEQA). The City operates under TRPA’s existing project level VMT thresholds that apply to all projects, regardless of CEQA requirements. A mobility mitigation fee is either required for all new VMT through a fee per vehicle miles traveled or the project design and programming of the space must mitigate the impact with supporting multimodal transportation and bicycle infrastructure. Projects that generate over set VMT limits per TRPA Code Sections 65.2.3(E) require mitigation measures to bring them to a less than significant level. Each project is analyzed individually for VMT based on its location and intensity of the use.

Curbs and Gutters
Curbs and gutters are important for safety, water quality, and aesthetics. They provide a physical barrier between roadways and pedestrian sidewalks, guiding vehicles and preventing encroachment in pedestrian spaces. Curbs and gutters play a vital role in stormwater management by collecting and conveying sediment from highly polluted surfaces to treatments.

Few streets within the plan area have complete curb and gutter improvements. Many businesses have parking along the parcel’s street frontage rather than in a traditional parking lot at the rear or side of the parcel as directed by design standards. This creates a situation where it is infeasible to impossible to add right-of-way improvements without significant collaboration with private property owners.

In areas such as the Tahoe Sierra Business District where commercial uses front Lake Tahoe Boulevard, which is improved with curbs and gutters, frequent curb cuts affect all users’ experiences. The Area Plan implements standards to reduce and strategically place driveways to enhance safety. (2025 Tahoe Regional Transportation Plan, Policy 1.9) The lengths of Lake Tahoe Blvd, Al Tahoe Blvd, and Johnson Blvd. through the plan area have been updated with curbs and gutters, though sections of Johnson Blvd. experience seasonal flooding. The south side of Lyons Ave, the north side of Fairway Dr, and portions of Rufus Allen Blvd, Fremont Ave, Treehaven Dr; and Takela Dr. have curbs and gutters.

In 2014, the City completed the Harrison Avenue Streetscape Improvement project. It installed curb, gutter, and stormwater infrastructure along Harrison Ave. from Lakeview Ave. to Modesto Ave., as well as three blocks into the Al Tahoe neighborhood from Alameda Ave. to Modesto Ave.

This project is a notable area-wide treatment project in that it brought together private property owners and the City to achieve a lake clarifying project, earn property owners their best management practices for stormwater treatment certificates, and installed a Class I bike trail in the Harrison Ave. vicinity, drastically increasing the quality of the scenic corridor.

Parking Facilities
The plan area contains three (3) public parking lots. There are 36 parking stalls at 977 Modesto Ave. Two parking lots serve Lakeview Commons and El Dorado Beach. One is open to all, while the other is reserved for boat trailers per a condition of the funding source used to construct the boat ramp. The City installed free street parking without time limits along Harrison Ave, San Jose Ave, Alameda Ave, San Francisco Ave, and Tallac Ave. as part of the Harrison Avenue Streetscape Improvement project resulting in approximately 80 spaces. 1143
MTAP 2026 Transportation and Circulation ǀ 40
All new construction and redevelopment projects are required to provide onsite parking for patrons and staff consistent with the Area Plan standards. In many cases, existing uses do not contain the required number of parking spaces. For a new use to occupy an existing tenant space, parking spaces consistent with the Area Plan standards must be present or added.

Transit Services
There are fixed route and on-demand transportation services within Mid-Town. Tahoe Transportation District (TTD) has two (2) routes through the area: Route 50 on US 50 with 30- minute headways and hourly service provided by route 50 via local streets. Though there is no fee, the buses are rarely full with the exception of early and evening commuter-timed routes.

TTD maintains the bus stops, though they are generally located on easements owned by the City with City-owned infrastructure.

On-demand services include the South Shore Transportation Management Association’s (SSTMA) contracted Lake Link, numerous independent taxi operations, and private shuttles serving large condo and tourist accommodation properties. There are ongoing conversations regarding better integration of bus routes and Lake Link.

In October 2024 the City of South Lake Tahoe and El Dorado County formed the Tahoe South Shore Transit Joint Powers Authority (JPA). The JPA is comprised of three Board of Directors members, and one non-voting ex officio member from each of the current transit operators within the Tahoe portion of El Dorado County (TTD and SSTMA). The JPA provides the City and County an opportunity to play a greater role in developing and implementing transit solutions, while continuing to support existing services and regional goals.

Pedestrian and Bicycle Facilities
Pedestrian and bike facilities are classified by Caltrans per the specifications below. The City has not yet implemented Class 4 trails as snow removal operations would be made difficult by the typical class 4 configuration. Planning for Class 4 bikeways will require Streets Division coordination to ensure snow removal operations won’t be negatively impacted along such routes. Figure 12 shows current and proposed pedestrian facilities. Even where class I paths which serve pedestrians and cyclists are provided, it is common for pedestrians and bicyclists to use other routes to shorten travel time. This is especially prevalent through the Tahoe Sierra Business District and along Harrison Ave.

Class I Provide a completely separated right-of-way designated for the exclusive use of bicycles and pedestrians with crossflows by motorists minimized.

Class II Provide a restricted right-of-way designated for the exclusive or semi-exclusive use of bicycles with through travel by motor vehicles or pedestrians prohibited, but with vehicle parking and crossflows by pedestrians and motorists permitted.

Class III Provide a right-of-way, on-street, or off-street, designated by signs or permanent markings and shared with pedestrians and motorists.

Class 4 Promote active transportation and provide a right-of-way designated exclusively for bicycle travel adjacent to a roadway and which are separated from vehicular 1144
MTAP 2026 Transportation and Circulation ǀ 41
Bicycle and pedestrian facilities in South Lake Tahoe are frequently used by both locals and tourists, especially near commercial and recreation areas. Providing separated facilities, often with class II adjacent, improves safety for all users, preventing conflicts or collisions and improving user comfort. The table below shows the range of speeds for various user types.

Use Average Speed
Walking (Child) 0.7 mph
Walking (Adult) 3 mph
Jogging 4–6 mph
Quadricycle
(often seen at Lakeview Commons)
6–10 mph
Biking (Leisurely) 8–10 mph
Biking (Commuter) 10–12 mph
Electric Scooter 20 mph
E-bike 20–28 mph
Vehicles on Highway 50 40 mph
The 2024 TRPA Active Transportation Plan (ATP) includes Bicycle Levels of Traffic Stress (BLTS) and the Pedestrian Experience Index (PEI) analyses. These quantify users’ stress levels throughout the network, considering the overall network as well as infrastructure unique to bicycles and pedestrians (Tahoe Regional Planning Agency, 2025). The ATP includes proposed projects using these criteria. Over time, these analyses will inform plan updates by TRPA and local jurisdictions, allowing an understanding of the effectiveness of various transportation improvements.

Completed Transportation Improvements
Project Name Project Description Lead Status
Lakeview Commons
Phase 2 - El Dorado
Beach Improvements
This project consisted of reconfiguring lake
access, enhancing pedestrian and bicycle
paths, and improving recreation amenities.

CSLT Complete
(2013)
Harrison Avenue
Streetscape
Improvement & Bike
Trail
The Harrison Avenue Streetscape
Improvement Project was identified in the
Bijou/Al Tahoe Community Plan (1995) to
address deteriorating infrastructure,
parking needs, and water quality
improvements and create a more
pedestrian friendly environment. It was a
public-private partnership that allowed
property owners along Harrison Avenue to
acquire their TRPA BMP certificates by
CSLT Complete
(2014)
traffic. Types of separation include, but are not limited to, grade separation, flexible posts, inflexible physical barriers, or on-street parking. 1145
MTAP 2026 Transportation and Circulation ǀ 42
contributing to an areawide stormwater
collection system.

U.S. Highway 50
Water Quality
Improvement Project
- Trout Creek to Ski
Run Boulevard
This Caltrans led project prioritized
drainage and stormwater treatment, while
providing widened bike lanes, ADA
compliant sidewalks, new traffic signals,
pedestrian lighting, and new landscaping.

Caltrans Complete
(2014)
Al Tahoe Safety and
Mobility
Enhancement Project
This project provided 1.4 miles of
transportation improvements, consisting of
a Class I multi-use path and Class II bike
lanes along Al Tahoe Blvd., from Highway
50/Lake Tahoe Blvd. to Johnson Blvd.

Lighting was also installed along the multiuse path. These paths are within 1/4 mile of South Tahoe Middle School and adjacent
to the Tahoe Center shopping complex.

CSLT Complete
(2021)
1146
MTAP 2026 Transportation and Circulation
ǀ 43
1147
MTAP 2026 Transportation and Circulation ǀ 44
Goals and Policies
Transportation Goal 1 – Enhance the bike network to create an interconnected system with safe and efficient paths to high-priority locations, integrating private property improvements.

Policy 1.01 Active Transportation Diligently pursue identified active transportation projects, considering proper prioritization of newly identified improvements.

Policy 1.02 Priority Connections Continue to address gaps in the active transportation network, identifying where it is most appropriate to prioritize bike and pedestrian travel over auto travel.

Policy 1.03 Youth Safety In development of all paths, consider immediate and future opportunities to connect to or prioritize locations frequented by students and youth, using the Lake Tahoe Unified School District’s Safe Routes to School Master Plan as guidance.

Policy 1.04 Wayfinding and Reliability Install wayfinding signage throughout the area to direct cyclists and pedestrians to key locations and services.

Policy 1.05 User Conflict Avoidance Explore opportunities to designate separate pedestrian and bike/scooter lanes or other mitigation measures through high traffic areas to reduce user conflicts, maintaining consistency with state guidance on bike facilities.

Policy 1.06 Easement Acquisition City staff shall work with property owners during entitlement processes to identify and acquire easements for network improvements and maintenance.

Policy 1.07 Bijou Park Connectivity Increase connectivity both to and within Bijou Community Park, with consideration to a fixed transit stop within the park.

Policy 1.08 Off-site Improvements (Land Use and Community Design Policy

1.6) Require frontage improvements or alternative contributions for all major redevelopments or new construction.

Policy 1.09 On-Site Improvements (Land Use and Community Design Policy

1.7) Maintain design standards that facilitate safe and intuitive connectivity not only within the site, but also to offsite amenities such as sidewalks, bike paths, bus stops, and neighboring parcels where appropriate.

Policy 1.10 Bike Parking and Storage Ensure visitors, patrons, and residents have secure locations to store bicycles for short and long periods of time. 1148
MTAP 2026 Transportation and Circulation ǀ 45
Transportation Goal 2 – Provide and maintain safe roadways for efficient circulation of Mid-Town and surrounding areas.

Policy 2.1 Level of Service Strive to maintain a LOS consistent with criteria for the region’s highway system and signalized intersections during peak periods.

Policy 2.2 Vehicle Miles Travelled Review all changes in use and new uses for vehicle miles traveled, requiring mitigation when projects exceed standards of significance.

Policy 2.3 Emergency Access Ensure all project sites can be accessed by emergency services, utilizing existing access points.

Policy 2.4 Emergency Response (Goal S 1, Policy 1.2) Advocate for the installation of emergency signals and clear zones on Lake Tahoe Boulevard at Fire Station #2.

Policy 2.5 Corridor Analysis Continue efforts to analyze, identify, and propose safety and circulation enhancements for US Highway 50/Lake Tahoe Boulevard.

Policy 2.6 Curb Cuts Minimize curb cuts and strategically place driveways away from the curb radius on corner lots.

Policy 2.7 Street Treatments Consider key areas where private/public partnerships can accomplish largescale pedestrian, shared parking, and circulation improvements.

Transportation Goal 3 – Identify best design practices that allow for safe year-round bicycle navigation and longevity of improvements.

Policy 3.1 Path of Least Resistance To the extent feasible, bike paths should avoid sharp turns and follow efficient routes to key destinations.

Policy 3.2 Longevity of Improvements Continue to explore the feasibility of recessed pavement markings and other longevity strategies.

Policy 3.3 Weight Capacity In constructing bike paths account for the use of heavy-duty equipment such as snow removal activities and increasing e-bike traffic.

Policy 3.4 Lines of Sight Maintain safe travel ways for all modes by ensuring landscaping or other improvements do not block sight lines for drivers, pedestrians, or bicyclists, implementing lighting and beacons as needed to increase the visibility of pedestrians and bicyclists.
1149
MTAP 2026 Transportation and Circulation ǀ 46
Policy 3.5 Vision Zero Countermeasure Tool Box Where feasible, implement countermeasures as included in the City’s Vision Zero Action Plan Countermeasure Tool Box.

Transportation Goal 4 – Allow for reasonable flexibility in parking standards to accommodate better bicycle and pedestrian access, unique uses, and seasonal demand.

Policy 4.1 Parking Ratios Allow automatic and contribution-based options for parking ratio adjustments, encouraging developments to collaborate in fostering walkable town centers.

Policy 4.2 Parking Guidance Pilot As a pilot program, provide parking guidelines rather than standards for uses with seasonal or variable capacity.

Policy 4.3 Parking Signage Ensure public parking lots have sufficient signage to alleviate parking conflicts at high activity times.

Policy 4.4 Parking Coordination Participate in regionwide parking availability application development and deployment.

Transportation Goal 5 – Increase and maintain coordination with other providers to efficiently implement new transportation infrastructure, programs, and services.

Policy 5.1 JPA Play an increasingly active role in local transit through the South Tahoe Transit Joint Powers Authority Agreement with El Dorado County, the South Shore TMA, and the Tahoe Transit District.

Policy 5.2 Order of Operations Coordinate with STPUD and other public service agencies when completing right-of-way improvements for a dig-once, bottom-up approach.

Policy 5.3 Micromobility Management Pursue contractual obligations with micromobility operators and ordinance amendments regarding micromobility to better manage community safety concerns and minimize conflicts involving scooters.

Policy 5.4 Open Space and Connectivity Protect undisturbed sensitive lands within Town Centers by establishing open space or park corridor connections to areas outside Centers.
1150
MTAP 2026 Transportation and Circulation ǀ 47
Implementation
The proposed improvements are not listed in order of priority. Use the number label to identify the improvement in Figure 12. While some items have been identified as a community priority, projects are added to the Capital Improvement Project (CIP) list based primarily on feasibility and availability of applicable funding.

Figure
12 Label
Project
Name Project Nature Project Description Lead Status
1 Oakland Ave
to Lakeview New connection Establish a Class III bike route along Oakland Ave, connecting theproposed Oakland Ave. Bridge with Lakeview Ave. CSLT Pending funding, newly identified 2 Modesto
Ave to
Oakland Ave
Connector
New connection
Connect Oakland Ave to the existing Class I on Modesto with a Class II bike lane or Class III bike route, or explore other improvements to facilitate pedestrian access from El Dorado Ave towards Lake Tahoe Blvd.

CSLT Pending funding,
newly identified
3 US 50 and
Lakeview
Ave.

Intersection/
roadway
improvement
Specific improvements to be identified through the Highway 50 Road Safety Audit, South Lake Tahoe Multimodal Mainstreet Corridor Plan, and the City of South Lake Tahoe’s Vision Zero Action Plan and Countermeasure Toolbox. Consider changes that enhance safety and emphasize bike and pedestrian access through the 56- Acres Master Plan site.

CSLT,
Caltrans
Pending funding,
newly identified
4 US 50 and
Rufus Allen
Blvd.

Intersection/
roadway
improvement
CSLT,
Caltrans
Pending funding,
newly identified
5 Middle
School Safe
Routes to
School ‐
Rufus Allen
Connector
Upgrade/ reroute
The LTUSD Safe Routes to School Master Plan identified the need for improved connections through existing pathways to access Rufus Allen as a part of the Middle School Connectivity Plan. This may consist of narrowing travel lanes and connecting gaps in the existing Class I.

CSLT Pending funding
6 Treehaven
Connector New connection
Provide a direct connection between Rufus Allen Blvd. and Johnson Blvd. along Mono Ln and Treehaven Dr. Explore a Class III bike lane along roadways, with a Class I connection should an easement be obtained.

CSLT Pending funding,
newly identified
7 Johnson
Boulevard
Bicycle and
Pedestrian
Upgrade/ reroute
This project will enhance pedestrian safety for the entire length of Johnson Blvd. The roadway width will be reduced to accommodate a Class I bicycle trail, sidewalk, ADA improvements, lighting, and maintaining a Class II bicycle lane along the length of Johnson Blvd.

Minor drainage improvements will be installed as well.

CSLT Partially funded
1151
MTAP 2026 Transportation and Circulation ǀ 48
Improvemen
ts
8 Lyons Ave
Connector
to Marlette
Circle
New connection This Class I path would provide a direct route from South Tahoe Middle School and the Boys & Girls Club to the Bijou neighborhood. CSLT Pending funding 9 Bijou
Meadow
Connector
New connection
The need for this connection was identified in the LTUSD Safe Routes to School Master Plan, as a part of the Middle School Connectivity Plan. The Class I project will include enhanced pedestrian crossing at Johnson Blvd.

CSLT Pending funding
10 US 50 and Al
Tahoe Blvd.

Intersection/
roadway
improvement
Monitor efficacy of existing improvements at US 50 and Al Tahoe Blvd. and consider modifications as identified. Recommendations are outlined in the Lake Tahoe Unified School District Safe Routes to Schools plan.

CSLT Pending funding
11 Riverwalk
Concept New connection
Incorporate a “riverwalk” pedestrian experience along the northern edge of the Trout Creek Stream Environment Zone. Tie into existing dirt trails on Postal Service, Forest Service, and Community College properties.

CSLT,
LTCC
Pending funding,
newly identified,
explore
partnership
12 Bijou Park
Multi-use
Connector
Path
New connection
Construct the proposed Bijou Park Multi-use Connector Path along the north side of Al Tahoe Blvd. between the intersection with Johnson Blvd. and the Greenway.

CSLT Completed June
2026
13 Bijou and
LTCC Link
Intersection/
roadway
improvement
Pedestrian-activated Rectangular Rapid Flashing Beacon crosswalk on Al Tahoe at the main entrance of Bijou Community Park and Lake Tahoe Community College.

CSLT Completed June
2026
14 Oakland Ave
Bridge New connection Connect the southern end of Oakland Ave to facilities along US 50 via a Class I bridge crossing Trout Creek Meadow. CSLT Pending funding 15 Link Road
Connection Upgrade/ reroute
Complete parcel swap with CTC, designating parcels along Trout Creek as conservation/recreation, and reroute the existing Class I path to provide more direct pedestrian and bike access to commercial properties in the Tahoe Sierra Business District.

CTC Pending funding
16 US 50 and
Carson Ave
Intersection/
roadway
improvement
Specific improvements to be identified through the Highway 50 Road Safety Audit, South Lake Tahoe Multimodal Mainstreet Corridor Plan, and the City of South Lake Tahoe’s Vision Zero Action Plan (VZAP) and Countermeasure Toolbox.

CSLT,
Caltrans
Pending funding,
newly identified
1152
MTAP 2026 Transportation and Circulation ǀ 49
17 Carson
Crossing
Gap
New connection
Provide a connection between US 50 and the existing Class III on William Avenue via a Class II connection along Carson Ave. Option to extend this along Rubicon Trail north of US 50.

CSLT Pending funding,
newly identified
18 Palmira
Avenue to
South Tahoe
Bikeway
New connection
This project proposes .134 miles of Class I Mixed-Use Recreational Trail to connect the Sierra Blvd. Class I bike trail south of Highway 50 to the South Tahoe Bikeway that runs north of Highway 50 near Silver Dollar Avenue.

CSLT
Pending funding
and easement
19 acquisition
20 Palmira Bike
Boulevard New connection
Prioritize bicycle travel through bike boulevard features along Palmira Avenue. Consider a similar treatment for areas north of US 50 (Silver Dollar, Ponderosa, etc.) including safety enhancements at the Silver Dollar and Ponderosa intersection.

CSLT Pending funding,
newly identified 21
22 US 50 and
Lodi Ave
Intersection/
roadway
improvement
Specific improvements to be identified through the Highway 50 Road Safety Audit, South Lake Tahoe Multimodal Mainstreet Corridor Plan, and the City of South Lake Tahoe’s Vision Zero Action Plan (VZAP) and Countermeasure Tool Box.

CSLT,
Caltrans
Pending funding,
newly identified
23 Lodi
Crossing
Gap
New connection Provide a Class II connection along Lodi Ave bridging infrastructure north and south of US 50. CSLT Pending funding,
newly identified
24 Emergency
Services/
School Zone
Intersection/
roadway
improvement
Explore clear zones and/or speed reductions where emergency vehicles are entering/exiting the roadway. This is directly across from the South Tahoe Middle School which may also be considered for school zone designation.

CSLT,
Caltrans
Pending funding,
newly identified
25 Glenwood
Way Path New connection Provide Class II or III delineation for bike traffic long Glenwood Way. CSLT Pending funding NA
Bicycle
Amenities
and
Wayfinding
Signage
Other
Existing wayfinding signage will be upgraded with Quick Response (QR) Codes to link the user directly to the interactive, web-based Tahoe Bike Map. In addition to the signage, six (6) bike repair stations have been installed. Continue to monitor signage needs as improvements are implemented.

CSLT
Ongoing,
estimated
completion 2026
NA
Alta Mira
Public
Access
Improvemen
ts
Other
To expand on 2015 improvements at Alta Mira, the California Tahoe Conservancy has conceptualized multiple approaches to build additional beach access points, enhance ADA pathways, create gathering areas, and improve lake views.

CTC Partially funded
1153
Figure 12: Proposed Transportation Facilities 1154
MTAP 2026 Public/Quasi Public Facilities and Services ǀ 51 CHAPTER 8 PUBLIC/QUASI-PUBLIC

FACILITIES AND SERVICES
Mid-Town contains many of the City and region’s core services that facilitate and enrich residents’ lives. This includes local, regional, state, and federal establishments that provide a range of municipal, administrative, public safety, and recreational services.

Recreation facilities included in this section are discussed in more detail in Chapter 11, Recreation and Open Space.

Existing Conditions
The Mid-Town area is a hub for public services and recreational facilities; however, there is room for efficiency through the concentration of City services. Many of the existing City and El Dorado County facilities below are near or within the 56-Acres Master Plan which provides initial direction for fulfillment of recreational and civic needs.

Utilities and Public Services
Liberty Utilities provides electrical services to the plan area. Most transmission lines are overhead, though those along scenic corridors such as Lake Tahoe Blvd. are underground.

Southwest Gas has provided natural gas to the South Lake Tahoe area since 1963 and continues to do so.

Cellular and telephone services are provided to the area by AT&T, Verizon, and T-Mobile. Charter Communications (Spectrum) is the primary provider of cable television, phone, and internet services.

Water and sewer services are provided by the South Tahoe Public Utility District (STPUD). The STPUD wastewater treatment facility is located at the southernmost point of the plan area.

The City has an exclusive franchise agreement with South Tahoe Refuse which provides solid waste, recycling, and organics services.

The Lake Tahoe Unified School District (LTUSD) oversees public schools within the City. The administrative offices are located within the area plan’s boundary, as is South Tahoe Middle School.

Lake Tahoe Community College (LTCC) opened in 1975 and has been at its current location within the plan area since 1988. In addition to classes, the facility hosts sports across multiple playing fields and contains a cross-country ski course.

The plan area includes the City’s only operational cemetery, Happy Homestead Cemetery, at 1261 Johnson Blvd. It was established in 1952.
1155
MTAP 2026 Public/Quasi Public Facilities and Services ǀ 52 Federal Facilities
There are two United States Postal Service offices within the City, one of which is located within the Mid-Town Area Plan boundary at 1046 Al Tahoe Blvd.

The Lake Tahoe Basin Management Unit of the United States Forest Service (USFS) is at 35 College Drive.

State Facilities
The California Department of Motor Vehicles (DMV) has an office at 3344 Lake Tahoe Blvd.

Offices of the Lahontan Regional Water Quality Control Board are located within the Tahoe Sierra Business District of the plan area at 2501 Lake Tahoe Blvd.

El Dorado County Facilities
At the corner of Al Tahoe Blvd. and Johnson Blvd. is the El Dorado County, South Lake Tahoe Government Center. Facilities here include the El Dorado County Sheriff’s office, jail, juvenile treatment facility, Superior Court, and the public defender’s office.

The El Dorado County Library, South Lake Tahoe Branch, is located within the plan area. Just down the street from the library is the County’s Vector Control District. Both facilities are within the 56-Acres Master Plan site. Also, within the plan area, though not in the 56-Acres site, is the County Health and Human Services office.

City of South Lake Tahoe Facilities
The City’s most prominent recreation assets are within the Mid-Town plan area: South Tahoe Ice Arena, Campground by the Lake, Bijou Community Park, Bijou Golf Course, and the new Recreation & Aquatics Center. The Recreation & Aquatics Center opened in April 2026, providing space for additional programs and new amenities such as an indoor track, high-quality event space, and multi-sport courts. The existing facility is slated to be demolished due to the age of the structure, at which time the property will revert to El Corado County ownership. Nearby is the corporation yard of the Public Works Department’s Street Division. The corporation yard, ice arena, Recreation & Aquatics Center, and Campground by the Lake are within the 56-Acres Master Plan site.

The South Lake Tahoe Police Department is located within the plan area, off Johnson Blvd., adjacent to the El Dorado County Sheriff’s offices. South Lake Tahoe Fire Rescue’s Fire Station 2 is located at 2951 Lake Tahoe Boulevard.

Goals and Policies
Improvements within the plan area have the potential to increase efficiency of City operations; better facilitate public participation at City Council and commission meetings; and create vibrant community gathering spaces. Goals and policies specific to the City’s recreation assets are included in Chapter 11.
1156
MTAP 2026 Public/Quasi Public Facilities and Services ǀ 53 The City and County Agreement for Development, Operation, and Maintenance of the 56-Acres Property identifies the following vision for the site:

The 56- Acre Property is anticipated to become the identifiable recreation and government center of the South Lake Tahoe, with the development of the site as a park- like campus with plentiful recreation facilities; the centralization of City government facilities and services; and a "downtown” environment centered on the 56-Acres Property and neighboring Harrison Avenue commercial district.

Public Services Goal 1 – Increase efficiency of City operations, service capacity, and participation at public meetings at a focal Civic Center within the 56-Acres Master Plan site.

Policy 1.1 Concentration of City Services Concentrate City services in and around the 56-Acres site to provide a one stop shop for homeowners, developers, contractors, and community members seeking City services and assistance.

Policy 1.2 Quality City Spaces Provide quality facilities to increase employee retention, job satisfaction, and employee health.

Policy 1.3 City Hall for All Develop a City Hall that is centrally located, easily accessible, has nearby childcare facilities, and accommodates those with sensory impairments or neurodiversity.
1157
MTAP 2026 Public/Quasi Public Facilities and Services ǀ 54 Policy 1.4 Multi-Use Space To introduce individuals to City facilities outside of City events, the civic center shall serve as a space for a variety of community needs, such as board meetings of other organizations, private events, conferences, and the like.

Policy 1.5 Continued Community Involvement Involve community members from project inception through groundbreaking by providing a space within the civic center that exhibits project updates and milestones.

Public Services Goal 2 Maintain central maintenance facilities to best serve the community.

Policy 2.1 Corp Yard Revamp Improve, redevelop, or relocate the City streets maintenance facility (corporation yard) to have a lesser visual and spatial impact while maintaining a central location for efficient service.

Policy 2.2 Parks Maintenance Develop a parks maintenance facility that is central to the major service locations of Bijou Community Park, Bijou Golf Course, and Campground by the Lake.

Public Services Goal 3 – Support enhancements of other public and quasi-public agencies.

Policy 3.1 Vector Control Relocation Facilitate relocation of El Dorado County’s vector control facility by presenting alterative locations.

Policy 3.2 Local Provider Coordination Coordinate with local utility providers to allow for enhancements, expansions, and streamlining of necessary public services.

Policy 3.3 Government Center Lot Line Adjustments Where necessary, adjust property lines within the South Lake Tahoe Government Center to streamline improvements to existing uses.

Policy 3.4 Stormwater Coordinate with El Dorado County to implement an effective stormwater drainage plan for the South Lake Tahoe Government Center and neighboring City facilities.

Policy 3.5 Student Housing (Housing Policy 1.8) Ensure the reservation of 21 Bonus Units by TRPA to be transferred to Lake Tahoe Community College in accordance with permit ERSP2022-1992 and accept the 21 residential units of use originally provided by the City back into City pools.

1158
MTAP 2026 Natural Resources and Water Quality ǀ 55
CHAPTER 9 NATURAL RESOURCES AND

WATER QUALITY
Preservation of water quality and natural resources is an inherent part of planning and growth in the Tahoe Basin. Improving water quality and clarity of Lake Tahoe is the driving force behind many of the growth management methods implemented by the Tahoe Regional Planning Agency as discussed in this section.

Existing Conditions
The plan area contains approximately 224 acres of stream environment zone (Class 1b SEZ), 2,660 feet of Lake Tahoe shoreline, and over 6 miles of drainage improvements to protect and aid in the functioning of these resources.

Land Capability and Stream Environment Zones
TRPA regulates the ability to cover land with impervious surfaces within the Lake Tahoe Basin.

Land capability is a classification system based on soils, hydrology, geomorphology, and vegetation that determines the amount of development a site can support without experiencing soil or water degradation. Coverage limitations differ by land capability, location, and historic levels of development/disturbance.

The TRPA Code of Ordinances uses land capability districts ranging from Class 1 to Class 7, each corresponding to a percentage of allowable land coverage. Classes 1-3 represent sensitive land with limited development potential while Classes 4-7 are developable with higher percentages of allowable land coverage. Mid-Town is comprised mostly of high-capability Class 7 land which is well-suited for redevelopment and infill.

Table 4: Mapped Land Capability (Bailey)
Land Classification Base Allowable
Coverage (%) Area (acres)
Estimated Base
Allowed Coverage*
(acres)
Class 1b 1% 224 2.24
Class 6 30% 24 7.06
Class 7 30% 532 159.64
Water Bodies N/A 5 NA
Estimated total coverage allowed within plan area: 168.94 acres *These numbers are estimates based on TRPA’s general land capability mapping. Potential coverage is verified by TRPA on a parcel-by-parcel basis.

Stream Environment Zones
The plan area contains 224 acres of Class 1b, stream environment zone (SEZ). The largest SEZ within the plan area is found within Bijou Meadow on the eastern side of the Mid-Town area. 1159
MTAP 2026 Natural Resources and Water Quality ǀ 56
There is a significant area of SEZ surrounding Trout Creek along the southern side of the LTCC project area and South Tahoe Public Utility District facilities. There are additional pockets of Class 1b land on the periphery of the Mid-Town area in association with the Trout Creek and Upper Truckee Stream Environment Zones.

There has been significant encroachment in SEZ by official and unofficial recreation activities, much of which occurred before creation of TRPA and the associated land management system.

The City’s 9-hole golf course is entirely contained within the SEZ. While much of the golf course is a grass monoculture, there are areas with seasonal standing water where functioning SEZs remain. Other encroachments include compacted dirt from social walking trails and compaction around disc golf holes.

TRPA grants exceptions to land coverage requirements in SEZs for public outdoor recreation when all criteria of TRPA Code 30.5.2(B) are met.

Land Coverage
Analysis of impervious coverage data estimates that approximately 27% of the Mid-Town plan area is covered by impervious surfaces. Approximately 91% of coverage within Mid-Town is hard coverage.

Table 5: Existing Land Coverage and Impervious Surfaces Coverage Type Area (acres) Percent of Coverage
Driveway (hard) 62 30.8%
Road (hard) 44 21.9%
Building (hard) 35 17.2%
Other (hard) 32 16.1%
Trail (hard) 10 4.9%
Driveway (soft) 9 4.3%
Trail (soft) 5 2.6%
Other (soft) 4 2.2%
Total hard coverage 183 90.9%
Total soft coverage 18 9.1%
Total coverage within plan area 202 27.3%
Water Quality
Water quality and clarity are the heart of Lake Tahoe’s identity and appeal. The U.S.

Environmental Protection Agency (EPA) designated Lake Tahoe as an Outstanding National Resource Water, meaning it receives the highest level of protection under the Clean Water Act. 1160
MTAP 2026 Natural Resources and Water Quality ǀ 57
Total Maximum Daily Load (TMDL)
Section 303(d) of the Clean Water Act lists Lake Tahoe as an impaired water due to excessive levels of nitrogen, phosphorus, and fine sediments. This designation requires the state to develop a Total Maximum Daily Load (TMDL) plan to determine necessary pollutant load reductions to accomplish California’s Lake Tahoe transparency standard of roughly 97 feet over an estimated 65-year implementation period. In 2011, Lahontan Regional Water Quality Control Board (Lahontan) established load reduction targets to be reevaluated every five years to assess each jurisdiction’s progress towards meeting these goals. Each jurisdiction holding a National Pollutant Discharge Elimination System (NPDES) permit is required to reduce the baseline pollutant load within their jurisdiction by the amounts shown in Table 6.

In 2016, the City submitted to Lahontan the City’s Lake Tahoe TMDL Baseline Pollutant Load Update Report which was subsequently incorporated into the City’s NPDES permit. The City’s - reduction requirement under the NPDES permit through 2026 is shown in Table 7.

Table 7: CSLT 2026 Load Reduction Requirements
Parameter Baseline Load
(lbs./year)
Required Load
Reduction
(percent)
Required Load
Reduction
(lbs./year)
Allowable
Load
(lbs./year)
Fine Sediment
Particles (mass)
476,677 34% 162,070 314,606
Fine sediment
Particles (count)

2.38E+19 34% 1.58E+19 1. 57E+19
Total Phosphorous 2,020 21% 424 1,596
Total Nitrogen 8,034 19% 1,526 6,508
Source: Lahontan Lake Tahoe Municipal NPDEs Permit, Board Order R6T-2022-0046, NPCESA NO. CAG616001 The City completed development of a Pollutant Load Reduction Plan (PLRP), defining feasible and cost-effective pathways to compliance with the requirements to reduce pollutant loading to Lake Tahoe from urban stormwater runoff. In September 2021, the City Council received a draft of the 2021 City of South Lake Tahoe PLRP which documents the City’s proposed approach and timeline for meeting the 2026 load reduction targets as set forth in the City’s NPDES permit. The PLRP was submitted to Lahontan in October 2021 and updated in September 2023 as required by the NPDES permit. The City is currently on track to reach the required Lake Clarity Credits (credits).

Credits are the singular unit used to track and report load reductions, accounting for multiple pollutant types.

Table 6: Load Reduction Targets for Tahoe TMDL
Pollutant
5-Year
Milestone
(2016)
10-Year
Milestone
(2021)
15-Year
Milestone
(2026)
Transparency
Standards
(~65 years)
Fine Sediment Particle 10% 21% 34% 71%
Total Phosphorous 7% 14% 21% 50%
Total Nitrogen 8% 14% 19% 46%
Source: Lake Tahoe Total Maximum Daily Load (November 2010) 1161
MTAP 2026 Natural Resources and Water Quality
ǀ 58
Figure 13: Mapped Land Capability (Bailey) 1162
MTAP 2026 Natural Resources and Water Quality ǀ 59
Public Stormwater Infrastructure
Caltrans completed the Trout Creek to Ski Run Boulevard (2014) and “Y" to Trout Creek (2022) water quality improvement projects that equipped the length of Lake Tahoe Blvd. with stormwater conveyance, treatments, and outlets. The Trout Creek to Ski Run Boulevard segment conveys stormwater runoff to an underground Delaware sand filter near River Dr. where it is treated and released into the Upper Truckee River. A second segment utilized open basins for collection and infiltration with overflows letting out at Trout Creek and El Dorado beach.

It is the City’s responsibility to treat runoff from all other streets per the TMDL requirements listed above. Catch basins along Palmira Ave. connect to the “Y" to Trout Creek infrastructure and empty into the Upper Truckee River. The Harrison Avenue Streetscape Improvement project as discussed in Chapter 7 achieved public and private stormwater improvements for Harrison Ave., Alameda Ave., Tallac Ave., San Francisco Ave., and Modesto Ave.

The City installed parking facilities and BMPs at 977 Modesto Ave, the boat ramp parking lot, and Lakeview Commons. BMPs were installed alongside the Recreation & Aquatics Center. Further developments in the 56-Acres site provide an opportunity to install updated stormwater infrastructure or BMPs.

Best Management Practices: Private Stormwater Infrastructure In addition to public stormwater infrastructure, TRPA requires individual properties and project areas within the Tahoe Basin to install BMPs to minimize erosion and infiltrate runoff from rainwater/snowmelt. BMP requirements are outlined in TRPA Code of Ordinances Chapter 60, which requires property owners to infiltrate the volume of a 20-year/1 hour storm on their property. Where site constraints are present such as high groundwater or soil with slow infiltration rates, source control BMPs may be installed to stabilize bare soils and minimize disturbance rather than full infiltration BMPs. TRPA’s Best Management Practices Handbook details methods and installation details.

Best Management Practices: Area-wide Stormwater Infrastructure Adoption of the 2012 Regional Plan allowed private parcels to participate in area-wide stormwater treatments in lieu of onsite infiltration and treatment. These treatments may be proposed as part of an area plan and are generally constructed through private/public partnerships and are designed to accommodate private parcel runoff as well as rights-of-way.

Such systems shall demonstrate a greater or equal water quality benefit compared to parcel BMPs and meet other requirements outlined in Chapter 13 of TRPA’s Code of Ordinances.

In 2014, the Harrison Ave area-wide system was completed, treating approximately 40 acres of both private and public land in the Al Tahoe area. Approximately 21.9 acres in the northeastern region of the plan area is treated in the Bijou Erosion Control Project. In 2023, TRPA adopted a set of changes to the Code of Ordinances known as the Phase 2 Housing Amendments. These amendments allow affordable, moderate, and achievable housing developments to utilize coverage above 70%; however, runoff from the project area must be collected and treated by a stormwater system that is permitted by Lahontan Regional Water Quality Control Board and monitored for TMDL pollutant load reduction. See TRPA Code of Ordinances 30.4.2(B)(5). 1163
MTAP 2026 Natural Resources and Water Quality
ǀ 60
Figure 14: Existing Land Coverage 1164
MTAP 2026 Natural Resources and Water Quality
ǀ 61
Figure 15:Existing Public Stormwater Infrastructure 1165 MTAP 2026 Natural Resources and Water Quality ǀ 62
Each new construction, redevelopment, or major remodel project requires BMP installation or maintenance where treatments exist. Property owners may opt to install BMPs independently of a permitted project through TRPA’s retrofit program. There are 132 parcels (36.5%) within the plan area that have earned a BMP certificate by installing and maintaining BMPs; however, it should be assumed that not all these parcels have fully functioning BMPs. To account for maintenance, properties with BMP Certificates issued or re-issued within five years are eligible for 100 TMDL percent credit when registered, whereas properties with certificates more than five years old only receive 50 percent TMDL credit.

Underground Sources of Potential Water Quality Concerns There are 20 Leaking Underground Storage Tank (LUST) Sites within the plan area that have undergone remediation and been closed, and one open case. The open case (T10000021479) concerns potential diesel contamination of soil at the South Tahoe Public Utility District’s main operation plant. The case was opened in November of 2023 and as of 2024 was under investigation for site characterization, risk evaluation, and remediation considerations (State Water Resources Control Board, 2025).

The South Tahoe Public Utility District’s (STPUD) plant, pumps, and pipes pose a risk to water quality should human error, natural disaster, or worn infrastructure lead to a spill or leak. STPUD is creating an infrastructure replacement program to identify and prioritize sections of system infrastructure for replacement. The identification of this program is included in the Capital Improvement Plan (CIP) budget (South Tahoe Public Utility District [STPUD], 2020).

The majority (88.8%) of the 241 sewer laterals within the plan area were installed in 1959. In 1950, 5 were installed; 13 in 1970; and 1 in 2011. There are 8 laterals for which the installation date is unknown. The lifespan of these improvements can range from 50 to 100 years, though many factors play a role including material, root intrusion, external pressure, soil stability, soil chemical composition, corrosion, and water table fluctuation.

Source Water Considerations
There are fourteen (14) TRPA-designated “source water protection zones” that overlay the MidTown area. Protection zones consist of a fixed 600-foot radius circle around wells that provide drinking water with five or more service connections. Possible contaminating activities may not be approved within these zones unless all findings of TRPA Code of Ordinances 60.3.3(D) are made.

Possible contaminating activities are defined in TRPA Code 60.3.3.B. and include the following uses:
1166
MTAP 2026 Natural Resources and Water Quality ǀ 63
Residential Domestic animal raising
Commercial Service stations, auto repair and service, business support services, laundry and dry-cleaning plants, repair services, batch plants, fuel and ice dealers, industrial services, recycling and scrap, storage yards, vehicle storage and parking, vehicle and freight terminals
Public Service Airfields, landing strips, and heliports; collection stations, hospitals, local public health and safety facilities; regional public health and safety facilities; power generating, public utility centers, schools, transit stations and terminals
Recreation Beach recreation, boat launching facilities, developed campgrounds, golf courses, marinas, recreational vehicle parks, rural sports Resource
Management
Timber stand improvement, grazing, range pasture management, runoff control
Shore zone Construction equipment storage, seaplane operations, tour boat operations, water-oriented outdoor recreation concessions Scenic Resources
Every four (4) years TRPA assesses roadway and shoreline units for the quality of the travel experience and the quality of specific scenic resources viewed from that unit. Factors that contribute to low ratings are dilapidated or abandoned buildings, excessive street parking, and lack of vegetation that would lessen the visual impacts of large structures and the aforementioned features. Public and private investments can substantially improve a scenic unit’s rating. Scenic resources within the plan as identified by TRPA are discussed below, with comments from the 2023 Threshold Evaluation incorporated (Tahoe Regional Planning Agency, 2025).

Scenic Roadway Units
El Dorado Beach: Unit 34
Scenic Roadway Unit 34 has been in attainment since 1982. Improvements within the past 10 years include installation of curbs, gutters, and sidewalks; redevelopment of older buildings consistent with design standards (including Tahoe Wellness Center and Hotel Azure); and improvements at Lakeview Commons (creation of Champions Plaza, reconstruction of parking areas, and relocated restrooms). Specific Environmental Improvement Program (EIP) Projects that contributed include:

03.01.02.0006 - Lakeview Commons Phase 2 - El Dorado Beach Improvements

01.01.01.0098 - U.S. Highway 50 Water Quality Improvement Project - Trout Creek to Ski Run Blvd.

03.02.02.0008 - Harrison Avenue Streetscape Improvement & Bike Trail 1167
MTAP 2026 Natural Resources and Water Quality
ǀ 64 Figure 16: Source Water Protection Zones 1168
MTAP 2026 Natural Resources and Water Quality
ǀ 65
Figure 17: Scenic Resources 1169
MTAP 2026 Natural Resources and Water Quality ǀ 66
Al Tahoe: Unit 35
While Unit 35 remains in non-attainment, TRPA’s Threshold Evaluation reports have noted incremental improvements since 2011. These include installation of curbs, gutters, and sidewalks; new road pavement; façade improvements; and redevelopments.

Evaluations note the lack of screening for parking lots as an area of concern. EIP Project

01.01.01.0005, U.S. Highway 50 Water Quality Improvement Project - "Y" to Trout Creek, contributed positively to air quality, scenic resources, soil conservation, and water quality threshold categories.

Scenic Shoreline Units
Bijou: Unit 31
The Bijou scenic shoreline is in attainment and has been since threshold evaluations began in 1982. The only comment included in threshold evaluations relating specifically to the portion of Unit 31 within the Mid-Town plan area is the positive impact of strong articulation on an existing single-family dwelling.

Al Tahoe: Unit 32
The Al Tahoe scenic shoreline is in attainment and has been since threshold evaluations began. The most recent evaluation (2023) reports satisfaction with revegetation at El Dorado Beach; however, screening of kayak storage is lacking. In 2011, Lakeview Commons Phase 2 - El Dorado Beach Improvements (EIP 03.01.02.0006) increased the overall rating.

Shorezone Tolerance Districts
To avoid conflicts between foreshore and nearshore structures with scenic threshold attainment, TRPA’s 1973 Shorezone Plan identified shorezone tolerance districts around Lake Tahoe, Fallen Leaf Lake, and Cascade Lake. Each district was analyzed for topography, erosion concerns, and capacity of structures.

The Mid-Town Area Plan contains approximately half of Shorezone Tolerance District 4, the nature of which is described in TRPA Code 83.9.1A. Additional development standards are included for parcels in Tolerance District 4.

Goals and Policies
Natural Resources Goal 1 – Create attractive streetscapes that complement the natural environment.

Policy 1.1 Private Property Frontages Explore incentives to encourage property owners to participate in beautification of scenic corridors and maintain attractive street frontages with healthy native vegetation, efficient irrigation, neat parking barriers, and screening where necessary.

Policy 1.2 City Streetscape Improvements Keep well maintained rights-of-way following best practices of efficient irrigation, buffers between streets and sidewalks, and lighting.
1170
MTAP 2026 Natural Resources and Water Quality ǀ 67
Policy 1.3 Project Level Utility Improvements Require underground installation of new distribution level electrical lines when visible from scenic corridors or Lake Tahoe.

Policy 1.4 Area Wide Utility Improvements Work with local utility providers to analyze the feasibility of retrofitting and undergrounding utilities.

Natural Resources Goal 2 – Maintain or achieve attainment of all scenic resources.

Policy 2.1 Views from Lake Tahoe Ensure all projects visible from Lake Tahoe are reviewed to prevent adverse scenic impacts (Al Tahoe Scenic Shoreline Unit 32).

Policy 2.2 Scenic Roadways Pursue or incentivize improvements that contribute to increases in scenic quality rating.

Policy 2.3 View of the Lake Implement development and design standards that create openings between buildings for increased visibility and accessibility of Lake Tahoe.

Natural Resources Goal 3 – Water quality improvements shall be an integral part of all new construction, major redevelopments, and right-of-way improvements to protect and enhance Lake Tahoe’s exceptional color and clarity, as well as the quality of surrounding waterways.

Policy 3.1 Address Flooding Install drainage and stormwater treatment infrastructure to mitigate seasonal flooding as identified by the Drainage Master Plan.

Policy 3.2 BMP Streamlining The City shall support TRPA efforts to streamline BMP treatments, prioritizing plans for residential projects.

Policy 3.3 Shared Treatments Explore opportunities for area-wide treatments between multiple parcels, including a mix of public and private interests.

Policy 3.4 Snow Storage Ensure snow storage areas are upstream of BMP treatments.

Policy 3.5 Lake Tahoe Total Maximum Daily Load Collaborate with Lahontan Water Quality Control Board and refine the Pollutant Load Reduction Strategy to meet load reduction targets.

Policy 3.6 Environmental Improvement Program Coordinate with TRPA to implement projects identified by the Environmental Improvement Program. 1171
MTAP 2026 Natural Resources and Water Quality ǀ 68
Policy 3.7 Government Center Stabilize sediment sources, treat runoff, and alleviate flooding at the El Dorado County Government Center and City of South Lake Tahoe Police Department (Environmental Improvement Program (EIP) Project Number 01.01.01.0195, Al Tahoe Government Center BMPs).

Policy 3.8 Source Water Protection Review all possible contaminating activities proposed in source water protection zones in accordance with TRPA Code of Ordinances 60.3.3(D) to prevent contamination of drinking water sources.

Policy 3.9 Facilitate Additional Coverage (Housing Policy 3.5) Consider building additional treatment capacity into area wide stormwater treatments to facilitate private developments.

Natural Resources Goal 4 – Preserve, enhance, and restore stream environment zones and their functions.

Policy 4.1 Redirection and Transfer of Development Do not allow new developments to encroach in SEZs and provide incentives to relocate development from SEZs to high capability lands.

Policy 4.2 SEZ Mitigation Require mitigation when coverage is transferred within an existing disturbed SEZ.

Policy 4.3 Bijou Park and Golf Course SEZ In expansions or modifications to Bijou Park and the golf course, consider alternatives that reduce encroachment into and increase functioning of SEZs.

Policy 4.4 SEZ Restoration Utilize the updated Bailey Mapped Land Capability Map to more accurately delineate SEZs. Coordinate with public agencies and private property owners to prioritize and target the removal of development and land coverage from the delineated SEZs and from the TRPA designated Stream Restoration Plan Areas.

Natural Resources Goal 5 – Encourage building practices that reduce climate change impacts regionwide and consider health of residents.

Policy 5.1 Residential Air Quality Residential developments should consider health and wellbeing of residents by including air conditioning, screening, and shading of units, especially where homes are adjacent to high polluting roadways such as Lake Tahoe Boulevard.

Policy 5.2 El Dorado County AQMD Implement measures recommended by the El Dorado County Air Quality Management District and explore grants and incentives offered for community benefit.
1172
MTAP 2026 Natural Resources and Water Quality ǀ 69
Policy 5.3 Construction Emissions Encourage use of low emission construction equipment, prohibit open burning of debris from site clearing unless involved with a fuels reduction project, encourage use of water or other dust control measures, and low idling time for construction equipment and vehicles.

Policy 5.4 Sustainable Building Hold all projects to current standards of California Building Code and Building Energy Efficiency Standards, providing incentives for projects that exceed.

Policy 5.5 Renewable Energy Support the creation of location appropriate renewable energy systems and advocate for the allowance of shared systems.

Implementation
Water Quality Improvements
In addition to those listed below, many transportation improvements include stormwater treatments. See Chapter 7 Transportation and Circulation: Implementation.

Project Name Project Description Lead Status
Drainage
Improvements - Micro
Areas - City Wide
This project includes drainage
improvements to address micro-areas of
concern. It is intended to be a multi-year
effort with future funding requests and
appropriations.

CSLT Ongoing, no
anticipated
completion
date
Drainage Master Plan
Update
This project proposes to amend and add to
the previously completed 2008 Drainage
Master Plan. A condition assessment
report was completed in 2022 that begins
to prioritize infrastructure replacement. It
is estimated an update will take one year
to complete once funding is available.

CSLT Ongoing,
estimated
completion
one year
after
receiving
funding
Drainage Pipe
Replacement
This project funds the replacement of
failing storm water culverts and existing
drainage facilities identified from the 2022
assessment report, field condition
assessments, and/or citizen complaints.

City staff recommend that two pipe
replacement projects are completed
annually, as funds allow. This includes
high-risk replacements as well as
replacements in the area of the following
CSLT Ongoing,
potential
completion
of high-risk
pipe
replacement
s in 2030 and
medium-risk
replacement
s in 2045
1173
MTAP 2026 Natural Resources and Water Quality ǀ 70
year’s road rehab project. This work is
intended to be an on-going annually
funded program to replace storm water
infrastructure. The assessment report
estimated it would take 5 years to
complete high-risk replacements and 20
years to complete medium-risk
replacements, but it is highly dependent
on annual allocated funding.
depending
on annual
allocated
funding
Al Tahoe Government
Center BMPs
The Al Tahoe Government Center lacks soil
stabilization and BMPs, and often
experiences flooding. This EIP project
proposes to plan, permit, and install
appropriate stormwater facilities (EIP

01.01.01.0195).

TRPA Ongoing,
estimated
completion
2027
1174
MTAP 2026 Art, Cultural, and Historic Resources ǀ 71
CHAPTER 10 ART, CULTURAL, AND

HISTORIC RESOURCES
The analysis and information below and in Chapter 1, History and Setting, rely on prior historic and archeological reports commissioned by the City as noted in Appendix A; consultation with the California Office of Historic Preservation; information from the Lake Tahoe Historical Society; and consultation with the Washoe Tribe of Nevada and California.

Existing Conditions
Built Environment
The California Office of Historic Preservation tracks structures that have possible historic significance through the Built Environment Resource Directory (BERD). BERD identifies five (5) structures within the plan area that have been nominated to the National Register of Historic Places, though none were accepted. These include Sno-Flake Drive-In, Lake Forest Wedding Chapel, campground caretaker’s cabin and garage, and the water tower at 1100 Rufus Allen Blvd. (California Office of Historic Preservation). These locations have not yet been evaluated for the California Register or local listings.

Tribal Cultural Resources
Nearly all plant and animal species native to the Tahoe Basin, greater Sierra Nevada Mountain Range, and surrounding foothills are of significance to people of the Washoe Tribe. These resources were integral to supporting early ways of life by providing basic needs such as shelter, sustenance, and medicine (Makley, 2018). While lifestyles have adapted, native plants and animals maintain their importance in Washoe culture, allowing the preservation and passing down of traditional knowledge and skills.

Goals and Policies
Art, Cultural, and Historic Resources Goal 1 – Develop an arts and culture focus within the plan area, building on existing historic and notable features.

Policy 1.1 Funding Explore funding mechanisms to sustain a public arts grant program and, based on the funding source, consider identifying a priority area for installations.

Policy 1.2 Community Garden Explore viability of a new or collaborative community/demonstration garden that teaches about high altitude 1175
MTAP 2026 Art, Cultural, and Historic Resources ǀ 72
gardening and plant species culturally and environmentally significant to the Washoe Tribe and Tahoe Basin.

Policy 1.3 Infrastructure for Art Consider infrastructure needs for art such as platforms, accessibility, and lighting in the development of other improvements.

Policy 1.4 Visibility of Art Recognize and account for the unique lighting needs of standalone art displays, advocating for the allowance of uplighting for notable pieces.

Art, Cultural, and Historic Resources Goal 2 – Collaborate with underrepresented communities to foster pride, awareness, and appreciation of different cultures within in the South Lake Tahoe community.

Policy 2.1 Washoe Representation Through consultation with the Washoe Tribe of Nevada and California, identify appropriate opportunities where public art may assist in preservation and appreciation of indigenous knowledge and culture.

Policy 2.2 Education Identify education opportunities for natural resources used by indigenous peoples for medicine, food, or tools.

Policy 2.3 Little Ameca Consider appropriate ways to use art to represent the approximately 22% of City residents who have personal or familial ties to the City of Ameca or state of Jalisco, Mexico.

Policy 2.4 Place Naming Consider appropriate areas to formally reinstate place names as originally identified by the Washoe Tribe.

Art, Cultural, and Historic Resources Goal 3 – Appreciate and recognize cultural and historic resources within the Mid-Town plan area.

Policy 3.1 Archeological Discoveries Treat all newly discovered archeological finds as significant resources, halting operations until evidence to the contrary has been provided by a qualified archaeologist.

Policy 3.2 Paleontological Discoveries Treat all newly discovered paleontological finds as significant resources, halting operations until evidence to the contrary has been provided by a qualified archaeologist.

Policy 3.3 Resource Preservation Where feasible, preserve or restore cultural and historic resources. Where preservation is not feasible, require mitigation that preserves the resource’s value and benefit, such as by providing noninterfering public access to the site or education opportunities. 1176
MTAP 2026 Art, Cultural, and Historic Resources ǀ 73
Policy 3.4 Human Remain Discovery Require projects or ground disturbance activities to be halted should human remains be discovered. Follow state procedures regarding notifying the County Coroner, the Native American Heritage Commission, and the Washoe Tribe should the remains be determined to be indigenous.
1177
MTAP 2026 Recreation and Open Space ǀ 74
CHAPTER 11 RECREATION AND OPEN
SPACE
The Mid-Town area contains a variety of recreation opportunities offered by both public and private entities. Private recreation uses are generally of a commercial nature, consisting of equipment rentals for offsite use, such as skis, snowboards, and bikes. This section discusses the area’s public recreation amenities.

Existing Conditions
The Mid-Town Area Plan contains many of the City’s best recreation assets. There are further opportunities for seasonal and year-round activities to promote connectivity in the community and mental and physical health.

Bijou Community Park
Bijou Community Park is the largest municipal park in the City, containing a disc golf course, mountain bike/BMX park, dog park, dog agility course, playground, sand volleyball courts, skatepark, two gazebos with barbeque pits, a historic railroad exhibit, and restrooms. All park facilities are free to use; however, the restrooms are closed in the winter months when use of the park significantly decreases. The park was constructed in 1992 and has continuously undergone improvements. The bike park was added in 2015 in a partnership between the City of South Lake Tahoe, Tahoe Area Mountain Biking Association (TAMBA), and South Lake Tahoe BMX. The bike park is largely maintained by TAMBA staff and community volunteers at their “Tune-Up Tuesday” gatherings. In summer of 2025, the street section of the skate park, which also served as a basketball court, was resurfaced with new features and connected to the transition section.

Bijou Park is highly utilized by individuals and for events. Both gazebos are available to rent for group gatherings. The disc golf course hosts annual tournaments. The South Tahoe Disc Golf Association maintains and promotes the course for such events. The bike park and skate park may also be rented for single or multiday events. The City hosts a summer movie series at Bijou, as well as the annual Multicultural Celebration to celebrate diversity through art, music, food, and entertainment.
1178
MTAP 2026 Recreation and Open Space ǀ 75
Bijou Golf Course
The golf course was first opened in 1920 as a private
course. In November 1983, the City purchased the Bijou
Meadow and Golf Course. The 9-hole course maintains
its original configuration. A neighboring parcel
containing the clubhouse and parking lot is rented by the City. The clubhouse contains a pro shop, rental
equipment, and snack bar, but lacks permanent
restrooms. The course is generally open from the middle of May until first snowfall, with limited hours after Labor Day. A fee is required to play.

Campground by the Lake
The campground opened on June 26, 1979, and was reconfigured to accommodate the City’s Recreation & Aquatics Center. Amenities include campfire rings, picnic tables, shared water spigots, coin operated showers, a dump station, and WIFI service. Weekends in the summer months are regularly fully booked, as well as most weekdays.

Lakeview Commons and El Dorado Beach
El Dorado Beach at Lakeview Commons was dedicated on June 20, 2012. This project was a partnership between the City of South Lake Tahoe, El Dorado County, and the California Tahoe Conservancy, largely funded by the 2006 Parks and Water Bond Act. Amenities include a bike trail, ADA beach access path, boat launch and floating dock, kayak concessions, picnic area with tables and barbecues, turf area, restrooms, food concessions, and a swim area protected by ropes and buoys. Parking is provided for the public, as well as one lot specifically for vehicles with boat trailers.

The area is extremely popular among picnickers, slackliners, kayak and paddleboarders, and swimmers. Thursday nights throughout the summer are especially busy when the Live at Lakeview Summer Music Series occurs.

Recreation & Aquatics Center
In 2023, construction of the City’s new Recreation & Aquatics Center began. Upon its completion in 2026, the facility will provide the greater south shore with a plethora of arts, fitness, and community programs.

Lake Tahoe Community College
Lake Tahoe Community College contains over 4 miles of Nordic cross country ski track. In the non-winter months, the track is utilized by hikers. Spanning the campus and City property are the Community Play Fields, made possible by Lake Tahoe Community College District and the City of through the Community Play Consortium (CPC) Joint Power Authority. One synthetic turf field and two grass fields are available for youth programs, youth leagues, and LTCC students, as well as for tournaments, training camps, special events, and fundraisers. 1179
MTAP 2026 Recreation and Open Space ǀ 76
South Tahoe Middle School
South Tahoe Middle School contains tennis courts, baseball fields, a track, and a football field.

Facilities are used for both school and community activities.

Goals and Policies
Recreation Goal 1 – Increase availability of recreation opportunities in the winter months.

Policy 1.1 Winter Recreation Activities Explore expanding golf course operations and facilities to include winter sports and events that activate the space for year-round use.

Policy 1.2 Extended Activation Implement enhancements and additions to Bijou Park that can extend use periods, both daily and yearly.

Policy 1.3 Campground Uses Explore ways to utilize the campground in winter months.

Recreation Goal 2 – Modify and enhance Bijou Community Park and Golf Course to meet transportation needs, demand for individual uses, accessibility, and suitability for special events.

Policy 2.1 Connectivity Increase non-autocentric connectivity both to and within the park, considering and advocating for a fixed route transit stop at Bijou Community Park.

Policy 2.2 Transportation Needs Meet visitor demand through transit service opportunities, expanding bicycle parking, continuing transportation improvements, and exploring acquisition of new parcels to facilitate shared parkin. All considerations regarding additional parking must be consistent with the RTP/SCS.

Policy 2.3 City Owned Clubhouse Explore pathways to developing a new clubhouse on City-owned property.

Policy 2.4 Clubhouse Improvements Construct a new golf clubhouse that can accommodate special events, parking demand, year-round uses, and recreation related accessory uses.

Policy 2.5 Special Event Facilitation In all improvements to Bijou Park, consider how the space can become better suited to hosting special events that accommodate people of all ages and abilities.

Policy 2.6 ADA Compliance Address projects identified by the City’s ADA Self Evaluation and Transition Plan in accordance with priority. 1180
MTAP 2026 Recreation and Open Space ǀ 77
Policy 2.7 Recreation for All Pursue accessible upgrades beyond those required by ADA, such as inclusive playground features that encourage disabled and able-bodied children to interact and share the same space, considering not only physical disabilities, but also sensory impairments, processing disorders, and other conditions.

Policy 2.8 Recreation Diversification and Enhancements Continue working with the community to identify desired uses for Bijou Park as a whole, as well as enhancements to individual uses. Should tradeoffs occur, work with the affected community to mitigate losses, be they spatial, historic, or other.

Policy 2.9 Concessions Consider appropriate and need based uses or services to operate from the existing concessions building, including but not limited to:
 Rental/loaner helmets to skate and bike park users
 Disc golf pro shop
 Items for tidying facilities (brooms, rakes, leaf blower, etc.)  Tools for equipment quick fixes
 Prepackaged drinks and snacks
 Simple first aid supplies
 Water bottle refill station
Recreation Goal 3 – Balance recreation improvements with open space and stream environment zones.

Policy 3.1 Stream Environment Zones In expansions or modifications to Bijou Park and Golf Course, include alternatives that reduce encroachment into or increase functioning of stream environment zones.

Policy 3.2 Open Space Maintain sufficient and facilitate new open space areas for community and environmental benefit.

Recreation Goal 4 – Develop the Recreation & Aquatics Center to be a community center for residents and visitors of all walks of life.

Policy 4.1 Supporting Facilities Develop supporting facilities for the Recreation & Aquatics Center such as day use, outdoor summer camp, event, and demonstration spaces.

Policy 4.2 Integration of Art Realize the Recreation & Aquatics Center as a community hub where all individuals can find representation.

Recreation Goal 5 – Increase accessibility and experiences of beach recreation. 1181
MTAP 2026 Recreation and Open Space ǀ 78
Policy 5.1 CTC Land Exchange Continue parcel exchange efforts with the California Tahoe Conservancy to increase opportunities for beach access and exploring expansion scenarios for Lakeview Commons.

Policy 5.2 Lakeview Commons Maintain Lakeview Commons as a community hub while exploring mechanisms to increase recreation areas and environmental improvements.

Policy 5.3 Accessible Improvements Ensure beach recreation areas are accessible by walking, riding, or rolling.
1182
MTAP 2026 Safety and Noise ǀ 79
CHAPTER 12 SAFETY AND NOISE
This section is supplemental to the Health and Safety Element of the City of South Lake Tahoe General Plan and the Natural Hazards Element of the TRPA Regional Plan. The policies and goals below are consistent with the City’s 2022 Local Hazard Mitigation Plan to reduce or eliminate long-term risk to people and property from hazards, both natural and manmade. Natural hazards discussed in the South Lake Tahoe General Plan Health and Safety Element included fire hazards, seismic and geologic hazards, flooding hazards, and avalanche hazards. Human-caused hazards discussed included the use, storage, and transport of hazardous materials, airport hazards, and noise.

Existing Conditions
Citywide hazard identification and risk assessment was completed in the City of South Lake Tahoe Local Hazard Mitigation Plan 2022 Update. The significance summary from this assessment is included below.

City of South Lake Tahoe Hazard Significance Summary
(Table 4-2 of LHMP)
Hazard Geographic
Extent
Probability of
Future
Occurrences
Magnitude/
Severity
Overall
Significance
Avalanche Extensive Highly Likely Limited Low
Dam Incident Limited Unlikely Negligible Low
Drought Significant Likely Limited Medium
Earthquake Significant Likely Catastrophic High
Flood Significant Likely Limited Medium
Landslide and Debris Flows:

Soil Hazards
Limited Highly Likely Limited Medium
Severe Weather: Heavy
Rain/Thunderstorms/Hail/
Lightning/ High Winds
Extensive Highly Likely Limited Medium
Severe Weather: Heavy
Snow/Winter Storms
Extensive Highly Likely Critical High
Wildfires Extensive Highly Likely Catastrophic High
Public Health Hazards:

Epidemics/Pandemics
Extensive Occasional Critical High
Energy Shortages and Energy
Resiliency
Extensive Highly Likely Limited High
Geographic Extent
Limited: Less than 10% of planning area
Significant: 10-50% of planning area
Magnitude/Severity
Catastrophic: More than 50 percent of
property severely damaged; shutdown of
1183
MTAP 2026 Safety and Noise ǀ 80
Extensive: 50-100% of planning area facilities for more than 30 days; and/or multiple deaths
Overall Significance
Low: minimal potential impact
Medium: moderate potential impact
High: widespread potential impact
Critical: 25-50 percent of property severely
damaged; shutdown of facilities for at least
two weeks; and/or injuries and/or illnesses
result in permanent disability
Limited: 10-25 percent of property severely
damaged; shutdown of facilities for more
than a week; and/or injuries/illnesses
treatable do not result in permanent
disability
Negligible: Less than 10 percent of property
severely damaged, shutdown of facilities and
services for less than 24 hours; and/or
injuries/illnesses treatable with first aid
Probability of Future Occurrences

Highly Likely: Near 100% chance of occurrence
in
next year or happens every year.

Likely: Between 10 and 100% chance of
occurrence in next year, or a recurrence
interval of 10 years or less.

Occasional: Between 1 and 10% chance of
occurrence in the next year or has a
recurrence interval of 11 to 100 years.

Unlikely: Less than 1% chance of occurrence in
next 100 years or has a recurrence interval of
greater than every 100 years.

Table 8: City of South Lake Tahoe Hazard Significance Summary Noise
As more mixed-use developments are built, noise conflicts between commercial and residential uses may occur more frequently. Much of this plan area is adjacent to Lake Tahoe Blvd., where residential developments may be affected by transportation related noise pollution.

Portions of the plan area are overlayed by noise contour bands as identified in the Airport Land Use Compatibility Plan (ALUCP). Certain uses within these overlays are prohibited or require additional conditions of approval to mitigate noise interference and ensure safety and quality of life. These requirements are discussed further in Chapter 4, Land Use and Community Design and Table 4-1, Noise Compatibility Criteria, of the ALUCP.

Special events with amplified sound are reviewed individually or as an event series according to SLTCC 6.55.230 or against specific permit conditions when within a special event area. Events are reviewed to ensure that the hours of amplified sound do not cause significant disturbances to neighboring uses. In some cases, mitigation measures are placed on an event to lessen noise impacts.

Maximum community noise equivalent levels (CNEL) for the plan area are included in Table 9.

TRPA Code Chapter 68 and the South Lake Tahoe General Plan Health and Safety Element provide further information regarding measuring levels for specific noise sources. 1184
MTAP 2026 Safety and Noise ǀ 81
Table 9: Community Noise Equivalent Level
District/
Overlay
Tahoe
Sierra
Business
Harrison/
Sandy
Al
Tahoe
Center
Public
Service LTCC Bijou Rec.

US Hwy
50 (overlay)
Shorezone
(overlay)
CNEL 60 60 60 55 55 55 65* 55
*This standard overrides the district CNEL levels for areas within 300 feet of US Hwy 50.

Table 9: Community Noise Equivalent Level
Goals and Policies
Safety Goal 1 – Reduce or eliminate long-term risk to people and property from hazards, both natural and manmade.

Policy 1.1 Floodplain Development Do not allow additional development in 100-year floodplains unless the findings of TRPA Code of Ordinances

35.4.2(A), (B), (C), or (D) are made.

Policy 1.2 Emergency Response Advocate for the installation of emergency signals and clear zones at South Lake Tahoe Fire Station #2.

Policy 1.3 Smart Growth Implement the Area Plan’s development standards which have been developed to be consistent with the State of California, Office of the Attorney General’s Best Practices for Analyzing and Mitigating Wildfire Impacts of Development Projects Under the California Environmental Quality Act.

Policy 1.4 Overflight Zones Require all new projects located within the overflight safety area to meet the standards and requirements of the Airport Land Use Compatibility Plan (ALUCP) in effect at the time the project is reviewed and require overflight notifications for all residential properties within the overflight notification area.

Policy 1.5 Police Access Maintain police access to high visitation areas such as Lakeview Commons, especially during peak visitation times for safer pedestrian experiences.

Policy 1.6 Community Event Safety Maintain appropriate police presence at community events for the safety of participants and surrounding areas.

Safety Goal 2: Facilitate developments that increases the City’s preparedness and resilience towards hazards and disasters.

Policy 2.1 Regional Safety Partners Support Lake Tahoe Community College in developing a regional first responder safety and training facility. 1185
MTAP 2026 Safety and Noise ǀ 82
Policy 2.2 Flow Requirements Coordinate with STPUD to ensure proposed developments can be supported by existing infrastructure and meet minimum flow requirements for fire suppression.

Policy 2.3 Emergency Access Ensure developments and event spaces are accessible by emergency vehicles.

Policy 2.4 Improved Fire Facilities Explore locations for the relocation of Fire Station #2 that allow room for expansion, accommodating training space, administrative offices, and increased response capacity.

Policy 2.5 Improved Police Facilities Explore the feasibility of improvements to police department facilities that allow for additional training opportunities, secure storage, and administrative offices with room for growth.

Safety Goal 3 Protect the community from harmful effects of exposure to excessive noise, including ground borne noise.

Policy 3.1 Noise Mitigation for Residential Uses Residential projects fronting US Hwy 50/Lake Tahoe Blvd. shall include features that mitigate transportation-related noise pollution, such as vegetation buffers and air conditioning.

Policy 3.2 Airport Noise Review all projects against Noise Compatibility Criteria (Table 4-1) of the Airport Land Use Compatibility Plan (ALUCP) to avoid establishing noise-sensitive uses in affected areas.

Policy 3.3 Transportation Noise Require mitigation of new transportation noise sources to the levels shown in Table HS-2 of the City General Plan at all outdoor activity areas and interior spaces of existing noise-sensitive land uses.

Policy 3.4 Acoustic Analysis Require an acoustical analysis as part of the environmental review process when noise-sensitive land uses are proposed in areas exposed to existing or anticipated exterior noise levels exceeding the levels shown in Table HS-1 and HS-2 of the City General Plan.

Policy 3.5 Ground-borne Noise Require an analysis of potential vibration impact be conducted for all construction activities that include impact equipment and activities such as pile driving, soil compaction, or vibratory hammers that occur within 200 feet of existing structures.

Policy 3.6 Special Event Noise Review all special events for excessive noise impacts, implementing mitigation as necessary.
1186
MTAP 2026 Implementation ǀ 83
CHAPTER 13 IMPLEMENTATION
Mechanisms to implement an area plan’s goals and vision are critical for success. If private property owners have no incentive to improve, redevelop, or sell an underused parcel, execution of the community vision becomes difficult and delayed. This section explores mechanisms to encourage private landowners to participate in community revitalization, spurring implementation of the plan within a timely manner.

Implementation Strategies
Below are implementation strategies that may be catalysts for the Mid-Town Area Plan’s goals and vision. A brief introduction to each strategy and possible lead department is provided. These items are conceptual and will not be implemented alongside the Area Plan. The presence of a strategy in this section does not constitute a commitment by the City of South Lake Tahoe to implement it. These will require separate policy development, approval, and environmental review if pursued in the future.

Landbank
Development Services
Creating a landbank would allow the City to play a direct role in redevelopment. The landbank would acquire private land offered for sale. In accordance with the Surplus Land Act, the parcel would first be made available to affordable housing developers and open space entities. If it remains available, the parcel would be placed for sale for other preferred developments. The City may also choose to maintain ownership until adjacent parcels are sold or intended to be redeveloped. This provides an opportunity for parcels to be merged and redeveloped as part of a larger project area. This is particularly valuable as coverage limitations, smaller lot sizes, and irregular lot shapes are present in the Mid-Town area, all which limit development potential.

Further research would be required to identify necessary startup funds, ongoing feasibility, qualifications for desirable parcels, and characteristics of preferred developments.

Property Tax Abatement Programs
Development Services and Finance
Exploration of tax abatement programs may be included in the Mid-Town Area Plan with further direction to analyze financial implications and project eligibility. This technique may be used to target certain parcels, such as those which have remained vacant for long periods, or to incentivize specific kinds of development, such as mixed-use developments that incorporate affordable housing units.
1187
MTAP 2026 Implementation ǀ 84
This approach generally has low startup costs but does result in forgone revenue for the jurisdiction.

Public/Private Partnerships
Development Services and Public Works
There was widespread recognition of the benefits of collaboration with private property owners to complete more projects like the Harrison Avenue Streetscape Improvement & Bike Trail. The City should explore further opportunities to achieve areawide stormwater treatments, shared parking facilities, and pedestrian and bike infrastructure. There are lessons to be taken from the Harrison Avenue project, such as the value of parking as discussed below. Priority areas include Sandy Way, Palmira Ave, and the Al Tahoe Center as discussed under Areawide Improvements in Chapter 13.

Paid Parking
Police and Public Works
A tool often used by jurisdictions to alleviate the burden on developers of constructing and maintaining onsite parking is paid public parking and parking benefit districts. These systems assign an appropriate cost to public parking based on location and demand.

Jurisdictions can remove parking minimums from private establishments, while earning funds to enhance rights-of-way with bike paths, walkways, ADA improvements, street lighting, and drainage improvements. Funds may also be dedicated to addressing other community goals such as the creation of public art.

During outreach, staff heard both support and opposition for paid parking of existing public parking and for future improvements. Further research would include a feasibility study that looks at implementation costs and enforcement needs. Community outreach would be a key component in identifying appropriate uses for the funds generated.

Corridor Beautification
Development Services and Finance
Much of the Mid-Town region fronts Lake Tahoe Boulevard. Lake Tahoe Boulevard is recognized by TRPA as a scenic corridor, though not all sections meet the attainment standards. Grants offered through a modified community investment and revitalization program as described in SLTCC 6.20 would ease the financial burden of property and landscaping maintenance. A corridor beautification program has the potential to increase curb appeal and create streetscapes that are more attractive to pedestrians and bicyclists. Qualifying improvements may include sign replacements, installation of vegetation, and minor facade improvements that increase consistency with development standards.
1188
MTAP 2026 Implementation ǀ 85
Program implementation includes identifying a funding source, creating eligibility criteria, and defining clear program goals. A priority zone may also be considered as was done with the original program.

In-lieu Fees for Public Improvements
Public Works
To provide more flexibility for private developers, the City may consider offering an inlieu fee option as an alternative to constructing public improvements. This decision to allow that a fee be paid in place of constructing the improvement alongside the project is typically at the discretion of the Director of Public Works; however, City Council must first approve a fee structure. This provides benefits for both the developer, the City, and the public. Depending on the fee structure, developers may save the cost of creating the plans and construction. The contribution may be used for priority active transportation projects and areawide stormwater systems, providing the public with more complete amenities and contributing to regional water quality goals.

Public Art Funding and Priority Zone
Development Services, Parks and Recreation, and Public Works A primary goal of the Mid-Town Area Plan is to emphasize arts and culture within this area. Should a funding source for public art be identified, the Mid-Town region may be designated as a priority zone for public art. Proposals within this zone may receive additional points in proposal review.

Reinvestment Zones
Development Services
In May of 2024, the City of South Lake Tahoe submitted a letter of support for AB 930, Reinvestment in Infrastructure for a Sustainable and Equitable California (RISE) Act. While this bill has been held under submission as of August 2024, City staff will continue to monitor state legislation for redevelopment funding opportunities.

Reinvestment projects such as Heavenly Village and the Harrison Avenue Streetscape Improvement Project delivered new and upgraded commercial spaces, safe and accessible pedestrian and bike paths, extensive stormwater treatment systems, and lively gathering spaces, demonstrating the value of this type of planning.

Defining “New Construction”
Development Services
Creating a clear definition of “new construction” would help keep properties from falling into disrepair, making them more attractive to new tenants and reducing commercial vacancy rates. It is a trend for developers to remodel buildings down to the studs, but 1189
MTAP 2026 Implementation ǀ 86
because the building is not demolished it does not qualify as a new construction project and certain building code requirements cannot be enforced. Defining new construction to include these kinds of projects will ensure safety, accessibility, and sustainability upgrades are diligently implemented.

Implementation would require staff time for the development and adoption of an ordinance.

Excess Coverage Mitigation Assistance
Development Services
Per Resolution 2023-051, the City offers TRPA development rights and land coverage at no cost for certain projects. This is a successful program, though development rights are most often requested in the form of residential units of use (RUU) for multifamily and accessory dwelling unit developments. Coverage is requested less frequently. For many redevelopment projects, there is extensive verified coverage on the site. In these cases, coverage is not so much a limiting factor, but the excess coverage mitigation fees can become burdensome. With direction from City Council, Resolution 2023-051 may be amended to allow for City banked coverage to be retired to serve as excess coverage mitigation for projects that demonstrate the utmost compliance with goals, policies, and guidelines.

Bijou Park and Golf Course Implementation Plan
Parks and Recreation
Following adoption of the Mid-Town Area Plan, the City Parks and Recreation Department alongside the Parks and Recreation Commission will develop a Bijou Park and Golf Course implementation plan to address opportunities related to golf course improvements with a focus on the clubhouse, course, and parking area. This approach will consider realistic deliverables, considering timelines for completion, funding mechanisms and/or gaps, and possible roadblocks or challenges.

Green Building Incentive Program
Select implementation strategies above are designed to target aging and inefficient infrastructure. Should these strategies be successfully implemented, they have the potential to not only bring buildings up to current sustainability and accessibility standards but also incorporate green building practices beyond those required.

The City has identified LEED, Energy Star, Green Point, BREEAM, and the National Green Build Standard as certification programs in alignment with the City’s sustainable building and emissions reductions goals as outlined in the Climate Action Plan. Obtaining one of these certifications makes the project eligible for one or all of the incentives below. Should an applicant wish to complete a certification program not listed, the program may be reviewed by City staff for consistency with this program’s goals.
1190
MTAP 2026 Implementation ǀ 87
In addition to requirements of the third-party certification, the following measures are encouraged:
• Appliances – All kitchen appliances meet Energy Star rating if an Energy Star designation is available for that appliance.
• Reduction in cement uses – Foundation mixes contain at least 20% reduction in cement by replacing cement with products such as flyash, slag, silica fume, or rice hull ash. • Renewable/Recycled materials – At least 20% of all hard floor covering in the home may be a recycled content material or be of rapidly renewable materials such as bamboo, cork, natural linoleum flooring, engineered wood products, or minimum of 50% recycled content tile.
• Low VOC flooring – At least 80% of the total area of resilient flooring installed may be certified under the Resilient Floor Covering Institute (RCFI) FloorScore program and at least 80% of the total area of carpet meet the CRI Green Label Plus requirements for carpet.
• Radon Resistant construction – Radon resistant construction that meets the criteria of the Basic Techniques for Radon Resistant Construction recommended by the US EPA, is included in the project and the owner has been provided with information on radon risks, the radon resistant construction in the home, and radon testing options. • Sustainable deck products – All decks surfaces utilize Forest Stewardship Council (FSC) certified wood, salvaged wood, or recycled content plastic or composite decking. Plastic or composite decking materials must be approved by the Office of the State Fire Marshall for use in the Wildland Urban Interface area.
• Low water consumption landscaping – The project does not include lawn area greater than 5% of the lot area and all landscaping is irrigated with a drip irrigation system that includes soil moisture control sensors.
• Kitchen faucet – Maximum flow rate at sink faucets is not greater than 1.5 gallons per minute at 60 psi.

Residential Project Incentives
Residential projects that voluntarily achieve third-party Green Building certification would be eligible for the following:
• Priority plan check, over all other projects, by all City Departments. • Priority on the residential allocation waiting list.
• Recognition at a televised City Council meeting and on the City Website.

Commercial Project Incentives
Commercial projects that voluntarily achieve third-party Green Building certification would be eligible for the following:
• Priority plan check, over all other projects, by all City Departments. • CFA allocation from the City’s unallocated CFA pool.
• Recognition at a televised City Council meeting and on the City Website 1191
MTAP 2026 Implementation ǀ 88
Proof of Certification
All applications for projects utilizing this program shall include a signed testimony and documentation demonstrating their intent to obtain green building certification and provide final certification prior to issuance of a certificate of occupancy. If certification is not obtained when occupancy is required, the applicant may post a security equal to $10,000 to receive a certificate of occupancy for the building. The security would be held until green building certification is obtained. If certification is not obtained within 1 year of occupancy, the security would be forfeited and deposited into the City fund to be used for City sustainability efforts. 1192
MTAP 2026 Implementation ǀ 89
Areawide Improvements
The following are put forward as conceptual plans for specific areas of Mid-Town.

Stakeholders identified these areas as having great potential to create multi-use community spaces.

Tahoe Sierra Business District: Bike Boulevard
Much of the Tahoe Sierra Business District does not have dedicated bike lanes but rather has shared facilities between bikes and cars. Space is a limiting factor for constructing bicycle and pedestrian improvements. Considering these limitations, the following diagrams were created to explore how to prioritize bike travel, as well as to deter drivers from using local streets as shortcuts. The diagrams below use existing conditions along Palmira Avenue. Final plans will be based on further input from the community and adjacent business owners. Further research should also include road capacity and speed analysis.

Existing Conditions
Today, Palmira Avenue is a two-way road with
no pedestrian infrastructure. Although not
striped, vehicles are frequently parked along
the road behind existing commercial uses.

The street was identified by the community as
an opportunity location for enhanced bike
infrastructure due to its location along a
commercial corridor and potential for further
integration into the existing bike and
pedestrian network.

The existing roadway is approximately 24 feet
in width within a 40-foot right-of-way. This
area is not adequate to accommodate two
drive lanes, formalized parking, and
pedestrian infrastructure, so various layouts
are explored.

Design Concepts
The following concepts illustrate alternate
ways to accommodate multiple modes of
transportation. In addition to the diagrams
shown, feasibility of a Class I bike path
alongside vehicle travel ways should be
explored to advance safety and connectivity of bicycle traffic. Final designs would incorporate striping, signage, and other design strategies as appropriate. 1193
MTAP 2026 Implementation ǀ 51

CONCEPT A
Concept A visualizes Palmira Ave. as a one-way road, formalizing street parking and pedestrian infrastructure. A southwest direction of travel is shown to prevent eastbound travelers on US 50 from using the bike boulevard as a pass-through.

CONCEPT B
Concept B retains two-way traffic and provides pedestrian infrastructure. This concept lacks on-street parking to accommodate two-way traffic.
1194
MTAP 2026 Implementation ǀ 86
Harrison/Sandy District: Streetscape Improvements
Existing Conditions
The Sandy Way area of this district suffers
from a lack of pedestrian infrastructure
and stormwater infrastructure. Most
parking spaces require vehicles to back
into roadways at sharp angles, creating
unsafe conditions for all users. The topics
below discuss approaches to address these
concerns as well as update and install
stormwater infrastructure, facilitate
pedestrian circulation, and enhance the
area with native landscaping. Such
improvements have the potential to
improve economic viability of businesses
by creating pedestrian-focused
streetscapes and public spaces which draw
potential customers to the area.

On-Street Parking
A plan such as that applied to Harrison Avenue through the Harrison Avenue Streetscape Improvement and Bike Trail project would address many of the community's concerns for the Sandy Way region of this district. Some of these methods have been conceptually applied to Sandy Way through the diagrams below. Final plans may vary based on parking demand analyses, stormwater system planning, further community outreach, cost evaluation, and results of outreach to property owners.

Off-Street Parking
The City should enhance off-street public parking, specifically around Lakeview Commons where unfinished shoulders and dirt are used for parking. Should the 56 Acres Master Plan be amended, consider how public shared parking, time limits, and parking technology in this district could maximize the use of public parking.

Parking Management
Parking spaces near commercial uses may be limited to periods of time (30-minute, 1-hour, 2- hour parking, etc.) or marked as reserved for specific businesses to prevent long-term beachgoers from using these spaces, which are often critical to the success of local businesses.

Fees may be explored for street parking to ensure ongoing improvements and maintenance of the shared facilities.

To further discourage long-term parking at commercial establishments, signage may be used to indicate the intended use of certain parking areas. Signage reading “Beach Parking,” “Business Customer Parking Only,” or “Employee Parking” may reduce confusion and improve parking availability for the diverse groups of people who visit the area. 1195
MTAP 2026 Implementation ǀ 53
Design Concepts

CONCEPT A
Concept A for Sandy Way maintains a two-way flow of traffic but realigns the parking spaces to increase visibility for drivers backing into the street. Sidewalks on both sides of the street are

CONCEPT B
Concept B presents a similar two-way flow of traffic with angled parking on one side of the street and parallel parking on the other.
1196
MTAP 2026 Implementation ǀ 88
Al Tahoe Center: Community Riverwalk
Parcels within this district have the unique opportunity to complement community spaces with Trout Creek and the surrounding natural area. While the stream environment zone shall not be encroached upon, commercial uses may take advantage by providing scenic views of Trout Creek from open-air pedestrian walking and seating areas. Applying a riverwalk concept along the southern side of these parcels has the potential to create a natural draw to the area.

Pedestrian oriented improvements are especially important at this major intersection. The Al Tahoe Center has the potential to connect and draw activity from the lively Harrison Avenue area to the Tahoe Sierra Business District. Al Tahoe Boulevard is also a major funnel towards Bijou Community Park and Lake Tahoe Community College. The riverwalk itself could serve as a connection from Lake Tahoe Boulevard to Al Tahoe Boulevard and to College Trail leading to Lake Tahoe Community College, providing individuals with relief from Lake Tahoe Boulevard and increasing the likelihood of interaction with adjacent businesses. There is an existing bus stop at the western end of the district to further facilitate this connection. 1197
MTAP 2026 Implementation ǀ 89
Bijou Recreation District: Site Design and Vision
Programming
The concepts in this section serve as examples of how Bijou Community Park and Golf Course may be optimized to meet changing community needs. They identify uses that exist and should be maintained and enhanced, as well as new and alternative uses. The Area Plan does not identify a preferred concept, rather poses these diagrams for consideration in future park planning efforts. They identify community wants, such as expanded uses, as well as operational needs, such as a Parks and Recreation Department maintenance facility. Further outreach should be done to understand user demand to determine appropriate footprints for program elements, as well as how to best develop the spaces for specific user group needs. Staff will work to identify future funding opportunities.

Community Gathering and Events
Throughout all discussions regarding Bijou Park, an emphasis was made on flexible gathering places, be these for public events; rental space for families, teams, or other private events; or unofficial meetups. The existing rental spaces are highly utilized. Additional opportunities should be sought for community members to reserve pavilions or similar group gatherings. Where larger gatherings are expected, reinforced turf should be used to prevent damaging plant life or soil.

Bijou Park currently hosts free movie nights but lacks an official gathering/demonstration area.

Interest in an appropriately scaled amphitheater for community events and demonstrations should be explored. The amphitheater may also be designed to function as a public sled hill in the winter months.

Golf Course
It has long been a goal to relocate Bijou Golf Course operations to a City-owned property. This would provide the opportunity to establish a new facility that hosts a variety of events and addresses maintenance needs, while removing coverage from SEZ. Concept B explores a scenario in which additional land has been acquired for recreation uses. This would allow for expansion of existing uses; new uses; shared parking; and a new clubhouse that is more integrated with Bijou Park.
1198
MTAP 2026 Implementation ǀ 90
Another option is presented in Concept C, which locates golf operations at 1200 Johnson Blvd. near Marlette Circle, a parcel already owned by the City. This alternative is a more feasible, short-term option, though the golf course remains isolated from Bijou Park. The relocation of golf course operations would require reconfiguration of the course. It will be a focus of the Bijou Park Implementation Plan and related outreach efforts to identify a preferred and feasible future for Bijou Golf Course. Reconfiguration of the course may provide opportunities to remove portions of tees, greens, and fairways from the Stream Environment Zone. Thoughtful reconfiguration may create space for accessory golf uses, such as putting greens or a warmup hitting bay.

Concessions
As detailed in Recreation Policy 2.9: Concessions, recommission and upgrade the existing (nonoperational) concession stand to accommodate desired uses during peak season. The concession stand may sell traditional items such as snacks and drinks but may also provide rental equipment such as helmets. This is intended to be a service only; employees of the concession stand should not be responsible for the enforcement of the park’s rules. Relocation of golf course operations may provide an opportunity for consolidation of a golf pro shop and Bijou Park concessions.

Additional services discussed by community groups included:
• Rental/loaner helmets to skate and bike park users
• Disc golf pro shop
• Items for tidying facilities (brooms, rakes, leaf blower, etc.) • Tools for equipment quick fixes
• Prepackaged drinks and snacks
• Simple first aid supplies (bandages, ice packs, etc.) • Water bottle refill station
New and Year-round Uses
With the rapid popularization of pickleball, there was community interest in public pickleball courts. With enough public interest, consider opportunities to develop a pickleball tournament facility, drawing tourists to South Lake Tahoe and creating an additional source of revenue for park maintenance or future improvements. Uses such as this that require hard coverage should be made adaptable to facilitate other sports such as basketball and tennis.

Explore the viability of creating a community garden that teaches about high altitude gardening, water-wise planting, and plant species culturally and environmentally significant to the Washoe Tribe and Tahoe Basin. Collaborate with Lake Tahoe Community College to identify opportunities for students of relevant programs to manage and maintain the community garden, with potential to be integrated as part of coursework. To reduce spatial demand and contribute to water quality improvements, consider opportunities for these features to serve as soil stabilization and water infiltration systems.

Many stakeholders shared a desire for low barrier recreation opportunities in the winter months.

Items discussed included a warming hut to support winter recreation in the park and adjacent meadow, such as sledding, snow bikes, and cross-country skiing. A new golf clubhouse could be 1199
MTAP 2026 Implementation ǀ 91
designed to accommodate this, as well as host a variety of private and public events. Should there be a need or desire, an indoor driving range simulator would allow golfers to practice when the course is not playable.

As the park evolves, consider opportunities to reconfigure existing disc golf holes, especially those near roadways which may pose a hazard to players or public safety. Collaborate with the South Tahoe Disc Golf Association to identify new course alignments which would provide the same or better experience. Consider amenities which will continue to improve user experience and draw new players to the course. Such amenities may include a gathering plaza, restrooms, updated signage, or seating areas.

Use and Maintenance
All materials should be long-lasting, suited to the local climate, and require minimal maintenance. These items are especially applicable to the bike and skate parks. Maintenance for all City recreation facilities can be enhanced by the identification of an area for park offices and maintenance. Bijou Community Park is a central location that would allow staff efficient access to major service locations.

During seasons with limited daylight hours, getting to the park after school or work but before twilight is often challenging. Ample lighting in key locations should be provided to extend use of the park into the evening hours.

Connectivity
The diagrams’ legends note the need for additional accessibility and connectivity improvements throughout the park. Sense of place can be made stronger through a central entry plaza which welcomes visitors and orients them with maps and other informational signage. Multiple uses should be accessible without relying on parking areas for paved connections. Not only would paths serve to connect uses, but a meandering path is also an opportunity to incorporate running as a new activity or guide one through artistic and educational displays.

It is important for the park to be better integrated with the surrounding area. Design of future amenities should anticipate bus service to the park, providing pleasant waiting areas with amenities such as restrooms, water bottle refill stations, and shade structures. Crossings between Lake Tahoe Community College and Bijou Park should be strengthened, as these 1200
MTAP 2026 Implementation ǀ 92
parcels often serve one another during special events. Efforts in this area are moving forward with the recently constructed Bijou Park Multi-use Connector Path, which includes a pedestrian activated beacon crossing at the entrance of Bijou Community Park and College Drive. 1201
Development and Design Standards Appendix A ǀ 58
1202
MTAP 2026 Implementation
ǀ 59
1203
MTAP 2026 Implementation
ǀ 60
1204
MTAP 2026 Appendix A ǀ 0
Appendix A: Development and Design
Standards
Applicability
The following sections identify permissible uses and densities; site and building design standards; and site improvements that all new construction and major redevelopment projects must meet.

Smaller projects such as façade improvements must only meet the standards applicable based on the project scope. It shall be up to staff discretion to determine if a project is new construction, major redevelopment, or a more limited scope.

City-only design or operational standards may be waived by the Director of Development Services where strict application would interfere with the use of specialized equipment, unique operations, or create an unsafe environment.

Apart from setback, height, and color, features that are not defined as structures by the California Department of the State Architect are exempt from City-only design standards.

Many standards are based on a parcel’s designation within or outside of the Town Center. To see where a parcel is located, reference Figure 18 on the following page.

No City interpretation, waiver, variance, exception, ministerial process, or discretionary approval may waive or reduce any TRPA Code requirement, TRPA-retained review requirement, or requirement necessary for TRPA Regional Plan conformance.

Standards are required to be met.

Exceptions are provided when strict application of the standard would render a project infeasible or to achieve a desired element for unique projects or project areas. Exceptions may be granted at the reviewer’s discretion, and in some cases require approval by the Director of Public Works.

Exceptions that call out a specific district shall be treated as standards in that projects are required to comply. Exceptions to TRPA standards are not allowed.

Guidelines are provided to clarify the intention of standards and give developers further guidance. Guidelines should be followed to increase the likelihood of project approval.

Variances of requirements other than those of TRPA standards may be allowed per South Lake Tahoe City Code (SLTCC) Chapter 6.55, Article VII.
1205
MTAP 2026 Appendix A
ǀ1
Figure 18: Mid-Town Districts with Town Center Overlay 1206 Development and Design Standards Appendix A ǀ 1
Permissible Uses
Use regulations are established by letter designations as listed below. The designations apply strictly to the permissibility of land uses. While a use may be allowed, applications for buildings or structures may require a discretionary design review. Uses not listed are prohibited within the plan area. Definitions for all uses are included in Appendix B. Where numbers are present, refer to the footnotes at the bottom of the table.
“A” designates an allowed use subject to zoning compliance. Allowed uses may be established as the primary, secondary, or accessory use of a building. “S” designates uses that are permitted subject to approval of a Special Use Permit per SLTCC

6.55.620 and TRPA Code of Ordinances Section 21.2.2. Special use permits are discretionary. “TRPA” indicates uses that require direct TRPA review and permitting. Additional projects may require TRPA review per the Memorandum of Understanding between the City and TRPA.

Table 10: Permissible Uses

Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC) (8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Residential
Manufactured/Mobile
home dwelling S4 - - - - -
Multiple family dwelling A A A A A S
Multi-person dwelling A A A A A S
Nursing and personal
care

A A A A - S
Residential care A A A A - S
Single family dwelling A1 A1 A1 - - S
Tourist Accommodation
Bed and breakfast
facilities S A7 - - - -
Hotel, motels, and other
transient dwelling units A5 A7 - - - -
Timeshare S S7 - - - -
Commercial: Retail
Building materials and
hardware S - - - - -
1207
Development and Design Standards Appendix A ǀ 2
Table 10: Permissible Uses

Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC) (8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Auto, mobile home and
vehicle dealers S - - - - -
Eating and drinking
places A A A A - -
General retail A A A A S -
Mail order and vending A5 - - - - -
Nursery A2 A2 A2 - - -
Outdoor retail sales S S S - S -
Service stations S4,5 S4 - - - -
Commercial: Entertainment
Amusement, recreation,
& entertainment facilities A3,5 A3 A3 A - -
Special event area S S S S S S
Outdoor amusements S S - A S -
Commercial: Services
Animal Services A A A - - -
Auto Repair and Service S4,5 - - - - -
Broadcasting studios A A A - A -
Business support services A4 A4 A4 A4 - -
Contract construction
services S - - - - -
Health care services A A A - - -
Laundries and drycleaning plants
S4 - - - - -
Professional offices A A A A A -
Repair services A4 A4 A4 - - -
Schools - business and
vocational A A A A A -
Secondary storage S S S A A S
Commercial: Light Industrial
Small commercial kitchen A A A - - -
Printing and publishing A A A - - -
Small-scale
manufacturing A A A A A -
1208
Development and Design Standards Appendix A ǀ 3
Table 10: Permissible Uses

Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC) (8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Commercial: Wholesale/Storage
Storage yards - - - S4 - -
Vehicle storage and
parking S4 S4 S4 S4 S S4
Warehousing S - - - -
Public Service: General
Cemetery - - - S - A
Cultural facilities A A A A A S
Day care
centers/preschools A A A A A -
Government offices A A A A A -
Local public assembly
facilities A A A A A S
Local post office A S A A A -
Local public health and
safety facilities A4 S4 S4 A4 A4 S4
Regional public health
and safety facilities - S4 - A4 S4 -
Membership
organization A A A A A S
Public utility centers S4 - - A4 S4 -
Power generating - - - S4 S4 -
Schools - kindergarten
through secondary S4 - S4 A4 A4 -
Schools - college - - - A4 A4 -
Social service
organizations A A A A A -
Threshold-related
research facilities S S - A A -
Public Service: Linear Facilities
Pipelines and power
transmission S S S S S S
Transit stations and
terminals S4 S4 S4 S4 S4 S4
1209
Development and Design Standards Appendix A ǀ 4
Table 10: Permissible Uses

Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC) (8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Transportation routes S S S S S S
Transmission and
receiving facilities S S S S S S
Recreation
Beach recreation - A4 - A4 - -
Boat launching - A4,6 - A4,6 - -
Cross country ski course - - - A A S
Day use areas A A A A A A
Golf courses - - - - - A2,4
Marinas - S, TRPA
4, 9 - - - -
Participant sports
facilities S2 - S2 A2 A2 A2
Outdoor recreation
concessions S A S S A A
Water oriented outdoor
recreation concessions - A4 - A4 - -
Riding and hiking trails S - S - A S
Developed campgrounds - - - A4 - -
Group facilities - - - S A -
Recreation centers - - - A A S
Visitor information
centers

A A A A A -
Resource and Wildlife Management
Reforestation A A A A A A
Sanitation salvage cut A A A A A A
Selection cut - A A A A A
Special cut - A A A A S
Thinning A A A A A A
Timber stand
improvement A A A A A S
Tree farms A - - - - -
Early successional
vegetation management A A A A A A
1210
Development and Design Standards Appendix A ǀ 5
Table 10: Permissible Uses

Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC) (8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)
Nonstructural fish habitat
management

A - - - - A
Nonstructural wildlife
habitat management A - - - - A
Structural fish habitat
management

A - - - - S
Structural wildlife habitat
management

A - - - - S
Fire detection and
suppression A A A A A A
Fuels treatment A - - A - S
Insect and disease
suppression A S S S S S
Sensitive plant
management

A A A A A A
Uncommon plant
community management A A A A A A
Erosion control A A A A A A
Runoff control A4 A4 A4 A4 A4 A4
Stream environment
zone restoration A A A A A A
Open space A A A A A A
Footnotes

1. Condominiums only – see multiple family dwelling density. Existing single-family dwellings, not a part of a condominium development at the time of adoption, may be redeveloped as single family dwellings subject to SLTCC 6.85.030.

2. See TRPA Code of Ordinances 60.1.8 Fertilizer Management.

3. Facilities with maximum capacity of over 80 people require Special Use Permit.

4. Land use category is identified in TRPA Code Section 60.3 as a “possible contaminating activity,” triggering special requirements pursuant to TRPA Code Section 60.4 if located within a Source Water Protection Zone. See Figure 16 and TRAP Code of Ordinances

60.3.3.D.

5. Prohibited on APN 026-221-022. Contact City staff for assistance in identifying parcel.

6. Launching of boats for commercial purposes is prohibited outside of marinas.

7. New tourist accommodations are prohibited north of Lake Tahoe Boulevard. 1211
Development and Design Standards Appendix A ǀ 6
Table 10: Permissible Uses

Tahoe Sierra
Business (TSB)
Harrison/ Sandy
(H/S)
Al Tahoe Center
(ATC)
Public Service
Center (PSC) (8)
Lake Tahoe
Community
College (LTCC)
Bijou
Recreation
District (BRD)

8. Uses within the 56-Acres Master Plan site shall be consistent with existing project area agreements.

9. TRPA does not allow new marinas.

Density
Existing Density
Standard: No Net Loss of Residential Units When a parcel containing multiple residential units is redeveloped to a lower density or to non-residential use, the units not rebuilt on site shall be redeveloped elsewhere in the plan area and shall be equivalent in size and number of bedrooms as those being replaced. A deed restriction shall be placed on any resulting single-family dwelling, including condominiums, prohibiting use as a vacation home rental as defined in City Code Section 3.50.370.

Proposed Density
Within Town Center Overlay
Reference Figure 18 for Mid-Town Area Plan Districts with Town Center Overlay.

The numbers below represent the range of densities allowed within the specific district, measured in units per acre. Exceptions to the minimum and maximum densities are detailed at the end of the table (Notes applicable to all districts).

Tahoe Sierra
Business
(STB)
Harrison/
Sandy
(H/S)
Al
Tahoe
Center
(ATC)
Public
Service
Center
(PSC)
Lake Tahoe
Community
College
(LTCC)
Manufactured/Mobile
home dwelling
(units/acre)
1-8 - - - -
Multiple family
dwelling (units/acre)
(1)
6-65 6-65 8-65 2-65 2-65
Multi-person dwelling
(persons/acre) 2-62 2-62 2-62 2-62 2-62
1212
Development and Design Standards Appendix A ǀ 7
Nursing and personal
care (persons/acre) 2-62 2-62 2-62 2-62 -
Residential care
(persons/acre) 2-62 2-62 2-62 2-62 -
Single family dwelling
(units/acre)
See the multiple family dwelling density
for condominiums. - -
Bed and breakfast
facilities (units/acre) 2-10 2-10 - - -
Hotel, motels, and
other transient
dwelling units
(units/acre)
2-40 2-40 - - -
Timeshare
(units/acre) 2-40 2-15 - - -
Developed
campgrounds
(sites/acre)
- - - 15 -
Group facilities
(persons/acre) - - - 50 50
Notes applicable to all districts.

1. This table represents densities adopted by the City of South Lake Tahoe, which only apply to the extent they are lower than the maximum densities as set by TRPA Code of Ordinances Table 13.5.3-1. Maximum densities as set by TRPA Code of Ordinances Table 13.5.3-1 supersede those listed here. The maximum density per TRPA Code of Ordinances Table 13.5.3-1 shall be applied, including subsequent amendments to increase density.

2. Residential and mixed-use projects as described in TRPA Code of Ordinance 36.13, where residential units are 100 percent deed restricted to tenants or owners meeting TRPA definitions for affordable, moderate, or achievable are exempt from density standards per TRPA Code of Ordinances 13.5.3.I.B.

3. Developments may be exempt from the minimum multifamily density in the following cases.

A. Where there is an existing multifamily development additional units may be added without bringing the parcel into compliance with the minimum density.

B. Where the development is mixed-use and
I. Housing is restricted to employees of the nonresidential use; II. The primary use is public service;
III. Vertical mixed-use, the first floor shall be dedicated to non-residential uses.

IV. Horizontal or detached mixed-use, at least 25 percent of the gross floor area shall be dedicated to non-residential uses.
1213
Development and Design Standards Appendix A ǀ 8

4. In accordance with TRPA Code of Ordinances Section 31.4.7, accessory dwelling units (including compact mixed-use units) shall not be considered in the calculation of density.

5. The unique density for each use as part of a mixed-use project shall apply, notwithstanding TRPA Code of Ordinances 31.5.

Outside of Town Center Overlay
Reference Figure 18 for Mid-Town Area Plan districts map with the Town Center Overlay.

The maximum density for parcels not within the Town Center overlay shall be as stated in TRPA Code of Ordinances Table 31.3.2-1, Maximum Densities, and as subsequently amended for all districts except for the Bijou Recreation District for which densities are stated in the table below.

1. Certain residential and mixed-use projects are exempt from density standards per TRPA Code of Ordinances 31.4.1.A.

2. In accordance with TRPA Code of Ordinances Section 31.4.7, accessory dwelling units (including compact mixed-use units) shall not be considered in the calculation of density.

Bijou Recreation District
Single family dwelling
(units/parcel)
1 primary unit, plus ADUs per SLTCC 6.85.050
See multiple family dwellings for condominium densities.

Multiple family dwelling
(units/acre) 2-4
Multi-person dwellings
(persons/acre) 2-10
Nursing and personal care
(persons/acre) 2-10
Residential care (persons/acre) 2-10
Bijou Recreation District Notes

1. Density in this area is limited due to the current capacity of the wastewater infrastructure. Upon replacement of this system, the standards in TRPA Code of Ordinances Table 31.3.2-1 shall apply. This does not apply to 1355 Johnson Blvd (APN 025-010-050) and 1261 Johnson Blvd (APN 025-010-056) which maintain the density as allowed under the Bijou/Al Tahoe Community Plan (15 units per acre). 1214
Development and Design Standards Appendix A ǀ 9
Land Coverage and Development Rights
Land coverage and development rights are cornerstones of the Tahoe Regional Planning Agency’s (TRPA) mission to preserve and restore Lake Tahoe’s clarity. They are intended to guide responsible development of the Tahoe Basin.

Land Coverage
Generally, land coverage consists of the footprint, measured in square feet, of manmade improvements on a site. This includes but is not limited to foundations of primary structures, foundations of accessory structures, roads, streets, sidewalks, driveways, and parking lots.

Reference Figure 18 for Mid-Town Area Plan districts with the Town Center Overlay.

Standard Land coverage shall be regulated by TRPA Code Chapter 30, as summarized below.

Where differences arise between this document and TRPA Code Chapter 30, the TRPA Code prevails.

1. Within Town Centers, the maximum land coverage shall be:

A. 70 percent of the project area that is further than 300 feet from the high-water line of Lake Tahoe and Land Capability Districts 4 through 7. Refer to table below for all other land capabilities.

B. 50 percent of the project area that is within 300 feet of the high-water line of Lake Tahoe and Land Capability Districts 4 through 7. Refer to table below for all other land capabilities.

C. Land coverage above 70 percent may be allowed for multi-family developments or mixed-use developments with a residential component as described in TRPA Code of Ordinances 36.13 that are in Land Capability Districts 4 through 7, subject to the standards as described in TRPA Code of Ordinances 30.4.2.B.6.

2. Outside Town Centers, the maximum land coverage shall be the base allowed per Land Capability District or as identified by the Individual Parcel Evaluation System (IPES) on a parcel’s land capability verification.

A.

Land Capability District Base Allowed Land Coverage
1a, 1b, 1c 1%
2 1%
3 5%
4 20%
5 25%
6, 7 30%
B. Land coverage not to exceed 70 percent of the project area that is located within Land Capability Districts 4 through 7 shall be allowed for multi-residential developments, mixed-use developments with a residential component as described in TRPA Code of Ordinances 36.13 subject to the standards as described in TRPA Code of Ordinances 30.4.2.B.5.
1215
Development and Design Standards Appendix A ǀ 10
C. Eligible parcels previously within the Bijou/Al Tahoe Community Plan shall be allowed coverage per TRPA Code of Ordinances 30.4.2.B.2.

3. Alternative Comprehensive Coverage Management System In coordination with the City and TRPA, coverage management systems may be developed as alternatives to the parcel-level coverage requirements outlined TRPA Code 30.4.1 and 30.4.2, provided that the alternative system complies with the provisions in TRPA Code 13.5.3.B.1 and is adopted as part of an area plan. A request for an alternative coverage system shall be submitted as an area plan amendment and reviewed as such.

A. The following alternative comprehensive coverage management system shall apply to public service uses on parcels or project areas greater than one-third acre and shall supersede TRPA Code 30.4.1.C.3.c.

I. All base allowable land coverage attributed to Land Capability Districts 1 through 3 may be placed within any Land Capability District 4 through 7.

All base allowable land coverage attributed to Land Capability District 4 and 5 may be placed within any higher land capability district. Base allowable land coverage attributed to Land Capability Districts 6 and 7 may be used interchangeably.

II. To opt into this coverage system, a one-time coverage retirement is required. Applicants may choose one of the following amounts to retire. a. 750 square feet of Class 1b land coverage
b. 1000 square feet of sensitive land coverage other than 1b c. 1250 square feet of high capability land coverage (Class 4-7) III. The use of base allowed coverage within different land capability districts shall not affect the amount of coverage allowed to be transferred per the Town Center overlay. For example, areas within the Town Center overlay may transfer in offsite coverage up to 70 percent per TRPA Code 30.4.3 and use base allowable coverage from elsewhere within the parcel/project area, resulting in over 70 percent coverage for the Town Center portion of the project area.

4. Land coverage exemptions and exceptions for specific project elements are described in TRPA Code 30.4.6
Transfers of Land Coverage
Standard Land coverage may be transferred pursuant to TRPA Code of Ordinances 30.4.2 and shall follow procedures as detailed in TRPA Code of Ordinances 30.4.3.

Development Rights
Development rights include commercial floor area (CFA), tourist accommodation units (TAU), and residential units of use (RUU). RUUs are formed by combining a potential residential unit of use (PRU) with a residential allocation. Bonus Units may also be obtained for specific residential developments.

Standard All proposed projects must obtain the appropriate type and number of development rights or Bonus Units.
1216
Development and Design Standards Appendix A ǀ 11
Allocation of Development
Standard Refer to TRPA Code of Ordinances Chapter 50.

Bonus Units
Standard Refer to TRPA Code of Ordinances Chapter 52.

Banking, Conversion, and Transfers of Development
Standard Refer to TRPA Code of Ordinances Chapter 51.
1217
Development and Design Standards Appendix A ǀ 12
Residential Uses and Design
The standards below shall be used for development and design of residential uses. 100 Percent Deed Restricted Units
The following standards are applicable to residential and mixed-use projects as described in TRPA Code of Ordinance 36.13, where residential units are 100 percent deed restricted to tenants or owners meeting TRPA definitions for affordable, moderate, or achievable housing. For items not specified below, see Design of Primary Residential Uses section.

Density
Standard Such projects are exempt from density standards per TRPA Code of Ordinances

13.5.3.I.B. and 31.4.1.A.

Parking
Standard Unless superseded by state law for lower parking requirements than those listed below, the following shall apply, per TRPA Code of Ordinances Section 34.4.

1. In Town Centers, no vehicle parking minimums shall apply to such projects. The applicant shall demonstrate that parking demand generated by the project, as determined by a parking analysis or information from similarly situated projects, will be accommodated.
a. Residential uses that fall under this category may provide 1 parking space per unit or 0.5 space per bedroom based on usage for South Lake Tahoe affordable housing sites (LCS Transportation Consultants, LLC., 2025).

Fewer spaces may be provided when demonstrated by further analysis.

2. Outside of Town Centers, parking minimums for such projects shall be no greater than 0.75 spaces per unit, on average. The applicant shall demonstrate that parking demand generated by the project, as determined by a parking analysis or information from similarly situated projects, will be accommodated.

Coverage
Standard See Land Coverage 1.C. and 2.B/TRPA Code of Ordinances 30.4.2.B.5 and

30.4.2.B.6.

Height
Standard

1. In Town Centers only, see TRPA Code of Ordinances 13.5.3.I.A.

2. Outside of Town Centers, see TRPA Code of Ordinances 37.5.5.

Design of Primary Residential Uses
Primary residential uses include all residential uses except accessory dwelling units and compact mixed-use units.
1218
Development and Design Standards Appendix A ǀ 13
Single-Family, Duplex, and Triplex
Standard See SLTCC 6.85.030(A).

Four or More Units
Standard Multifamily developments with four or more dwelling units including mobile home parks, multi-person dwellings, nursing and personal care facilities, residential care facilities, and new multifamily developments to be converted to condominiums may choose one of the following approval processes:

1. For ministerial review, a project must meet all standards of SLTCC 6.85.030(B) and adhere to one of the design styles in SLTCC 6.85.040.

2. For discretionary review, the project must meet development and design standards of the Area Plan and applicable City Code sections.

Guideline Residential developments are encouraged to reduce car dependence by providing onsite amenities such as laundry, mail, bike/car share programs, etc.

Design of Accessory Residential Units
Accessory Dwelling Units
Standard Accessory dwelling units are allowed pursuant to SLTCC 6.85.050 and TRPA Code of Ordinances Subsection 21.3.2. In accordance with TRPA Code of Ordinances Subsection 31.4.7, accessory dwelling units shall not be considered in the calculation of density.
1219
Development and Design Standards Appendix A ǀ 14
Site Design
Site design refers to the arrangement of physical elements on the site to maximize functionality, accessibility, aesthetics, and sustainability. Site design directly affects the way users and residents arrive to and interact with the space. The following standards are adopted by TRPA as substitutions to TRPA Code.

Building Setbacks
Standard

1. Buildings and accessory structures shall adhere to the following setbacks for each district.

2. Only street setbacks shall apply to fields, courts, play structures, and the like; however, care should be taken in designing recreation areas to not locate them without sufficient buffers for safety, noise, etc.

3. Setbacks for specific streets as described in the tables below shall apply regardless of the project’s orientation.

4. Unless otherwise noted, setbacks along streets shall be measured from the back of curb, outer edge of road, or drainage improvements if there is no curb.

5. Interior setbacks may be eliminated where parcels have been joined by a perpetual deed restriction as one project area, in which case only perimeter setbacks apply.

6. Buildings, other structures, and land coverage shall be set back from stream environment zones in accordance with TRPA Code of Ordinances 53.9.3.

7. Exceptions below apply to all districts.

Exceptions Setback exceptions are provided as detailed below, though may be denied if they result in insufficient space for BMPs.

1. Cornices, eaves, fireplaces, or similar architectural features may extend into any required yard by no more than 50 percent of the required setback, however, may not extend to within 15 feet of a street frontage property line. Cornices, eaves, or similar architectural features must be a minimum of seven and one-half feet above ground level.

2. A garage, carport, or parking pad/driveway shall have a setback of 20 feet, unless exempted by SLTCC, so that a vehicle can park in the driveway without encroaching into the right-of-way.

3. First floor uncovered stairs, landings, or decks, provided they do not exceed a height of 30 inches, may project to within 15 feet of a street frontage property line or to within five feet of a rear or side interior property line.

4. Accessory buildings up to a maximum of 120 square feet in area and maximum eight-foot side wall height may be placed three feet from interior side or rear property lines.

Tahoe Sierra Business District
Frontage of less than 150’ Frontage of 150’ or more
Street Frontage
Lake Tahoe Boulevard 20’ 25’
All other streets 20’
Side 5’ 10’
1220
Development and Design Standards Appendix A ǀ 15
Rear 10’
Harrison/Sandy District
Frontage of less than 150’ Frontage of 150’ or more
Street Frontage
Lake Tahoe Boulevard 20’
Harrison Avenue 10’
Sandy Way 15’ from property line
All other streets 15’
Side 5’ 10’
Rear 10’
Al Tahoe Center
Lake Tahoe Boulevard 25 feet
Al Tahoe Boulevard 20 feet
Property lines adjacent to another parcel within the district 5 feet Property lines adjacent to Trout Creek or other districts 10 feet Guideline Increased setbacks are encouraged to accommodate pedestrian plazas and alleyways that provide visual openings to Trout Creek.

Public Service Center
Frontage of less than 150’ Frontage of 150’ or more
Street Frontage
Lake Tahoe Boulevard 20’ 25’
Al Tahoe Boulevard 20’ 25’
Johnson Boulevard 20’
All other streets 20’
Side 5’ 10’
Rear 10’
1221
Development and Design Standards Appendix A ǀ 16
Lake Tahoe Community College
Al Tahoe Boulevard 30 feet from property line
Rear 15 feet
Side 10 feet
Bijou Recreation District
Street frontages 20 feet
All other sides 10 feet
Minimum Lot Size
Standard See SLTCC 6.55.180 for commercial, public service, recreation, and conservation land use classifications. See SLTCC 6.85.030 for residential uses.

Pedestrian Connectivity
Standard Site design shall facilitate modes of transportation other than automobiles. Entrances to the site shall be designed for the convenience of those arriving by all transportation modes (walk, bike, roll, drive, etc.) and shall include connections to adjacent public sidewalks and bike routes. Entrance locations shall consider nearby transit stops/stations.

Community Space
Community spaces are required for projects of a certain scale to meet the needs of individuals which are not directly addressed by the primary use. Such needs may include rest areas for staff; relief areas for pets and service animals; or space for birthdays and other celebrations where a use is residential. Community spaces shall be accessible to all users, including but not limited to staff, patrons, and residents. These spaces are necessary for personal wellbeing and community building.

Commercial Community Space
Standards Commercial developments of 30,000 square feet gross floor area or more and on 1.5 acres or more (total project area) shall provide community space per the standards below.

1. Accessibility. Community space shall be compliant with the Americans with Disabilities Act. It shall be accessible by all patrons and staff during hours of operation.

2. Usability. The space shall include benches, shade coverings, landscaping, or other amenities that enhance comfort, aesthetics, and overall usability.

3. Area. Forty square feet of community space shall be required for every 1,000 square feet of floor area for the first 80,000 square feet of floor area, plus 20 square feet for every 1,000 square feet of nonresidential floor area over 80,000 square feet.

Guideline Outdoor spaces should include features to facilitate upkeep of the space, such as bear resistant trash containers, dog waste bags, etc. 1222
Development and Design Standards Appendix A ǀ 17
Residential Community Space
Standards Residential uses, including those as part of a mixed-use project, shall provide community space for residents per the standards below.

1. Accessibility.

A. For developments with fewer than 6 residential units, community space may be private, in the form of patios, decks, fenced yards, or other areas outside of the residence.

B. For developments with 6 or more residential units, community space shall be accessible by all tenants and be compliant with the Americans with Disabilities Act.

2. Usability. Elements shall be required that give shared spaces a clear intended use.

This may include but is not limited to playground equipment, picnic areas, and shade structures for outdoor gatherings. Conditioned spaces may include gyms, lounge areas, game rooms, or similar amenities.

3. Area. A minimum of 100 square feet per unit shall be provided; however, in no case shall more than 5,000 square feet (coverage or floor area, excluding walkways) be required.

Guideline Community spaces are encouraged to serve residents of all ages and abilities by combining amenity types. For example, playgrounds should be accompanied by benches or other amenities for guardians.

Vehicle Access and Parking
Off-Street Parking Facility Design
Standards

1. Design and Construction
A. See SLTCC 6.10.340.H, except that 6.10.340.H.1.e.xvi shall not apply.

B. Where a corner lot fronts Lake Tahoe Boulevard, but the driveway is on the side street, it shall not be located closer to the corner than the centerline of the parcel.

C. Driveways shall not be located within side or rear setbacks.

D. See SLTCC 6.10.320.B-K.

E. Driveways shall be oriented 90 degrees to the public street centerline for a minimum distance of 20 feet.

F. Within the public right-of-way, driveways shall be paved with asphalt, concrete, or other permanent surface as detailed in the City of South Lake Tahoe’s Public Improvement and Engineering Standards (PIES).

2. Number of driveways
A. A project area shall be allowed one driveway per street frontage, except where a street frontage is 200 feet or wider, multiple driveways may be permitted so long as there is a minimum of 80 feet between them. 1223
Development and Design Standards Appendix A ǀ 18
B. Multiple driveways on a project area that does not meet the standards above may be allowed with the issuance of a special use permit per SLTCC

6.55.620.

3. Setbacks
A. Parking shall be located to have the least significant visual impact from scenic corridors, major rights-of-ways, Lake Tahoe, and open space.

B. Surface parking shall adhere to the same setbacks as structures in the applicable district, except that interior setbacks may be reduced by no more than 5 feet so long as a 5-foot setback remains.

C. Partially underground parking with no more than 3 vertical feet exposed shall adhere to the same setbacks as structures in the applicable district, except that the interior side and interior rear setbacks may be reduced by no more than 5 feet so long as a 5-foot setback remains.

I. Parking structures that are exposed more than 3 vertical feet shall meet full setbacks for structures as included in district specific standards.

II. See TRPA Code of Ordinances 33.3.6 for limitations on excavation.

D. Completely underground parking garages shall have a 15-foot setback from all property lines and must provide title report to ensure there are no easement conflicts. No setback is required for interior sides so long as engineering details are provided to ensure safety and proper construction.

Guideline Placing vehicle entrances along side streets is preferred. It is encouraged to reduce the number of driveway crossings and vehicular interactions with pedestrians and cyclists, such as through shared driveways and parking facilities. Property owners may be required to provide proof of agreements regarding maintenance costs or snow storage.

Where possible, driveways should be located off major roads.

Number of Required Spaces
Standard

1. Single family and multi-family uses shall be provided with a minimum of one vehicle parking space per unit, except for residential or mixed-use developments made up of 100 percent deed-restricted affordable, moderate, or achievable housing units, per TRPA Code of Ordinances Section 34.4.

2. Unless a use is noted below, parking spaces between 70 percent and 125 percent of the ratios as stated in SLTCC 6.10.410 shall be built onsite for each use. Any fraction of one-half or greater shall be construed as requiring one additional parking space.

Restrooms may be excluded from the gross floor area calculation, as well as storage and supply spaces that are only accessible by employees.

3. There is no minimum parking requirement for the uses below. Project applicants shall propose parking in a manner that is supported by the uses’ capacity, existing nearby public parking, commute methods, nature of service, and unique project characteristics. Approval of the alternate parking is required by the review authority. 1224
Development and Design Standards Appendix A ǀ 19
Exception Parking spaces below or beyond those listed above may be allowed through the following means at the discretion of the review authority:

1. The applicant shall provide a demand analysis demonstrating that a differing number of parking spaces is necessary or sufficient due to the use’s nature, seasonality, or other elements.

2. The project includes alternative transportation methods such as shuttles for staff/patrons; incentives for nearby accommodation; car/bike share; or other means that reduce reliance on individual vehicles.

3. The project area enters a formal shared parking agreement with a secondary parcel that meets all of the following:

A. Is in a commercial/public service land use classification.

B. Is within one quarter mile of the use when no shuttle is provided or is further than one quarter mile from the use when shuttle service is provided.

C. Is improved with paved parking.

D. Is a parking lot use or contains a use with compatible hours of operation.

E. Is connected by complete pedestrian infrastructure, which may be installed as part of the project.

4. Parking is managed and enforced by the property owner(s) through paid parking; unbundled parking and rent/stay costs; time limits; a reservation system; valet service; or the like.

5. The project provides significant contributions to the active transportation network or other public transportation improvements, beyond those required by code.

Guideline Employee parking spaces are encouraged to be labeled/reserved.

Clear Zones
Standard All parcel improvements shall adhere to the clear zones, also known as sight triangles, as defined below.

1. Nothing extending above three feet in height may be placed in the following clear zones.

Trees may be permitted if the lowest branches are eight feet above ground level at maturity.
• Nursing and personal care • Group facilities
• Residential care • Outdoor recreation concessions
• Outdoor amusements • Participant sports facilities
• Colleges • Recreation centers
• Transit stations and
terminals
• Boat launching facilities
• Beach recreation • Amusement, recreation, &
entertainment facilities
1225
Development and Design Standards Appendix A ǀ 20
A. Street Corner: To create visibility to and from the public right-of-way, clear zones shall extend 50 feet along the front property line and street side property line at street corners.

B. Access Drives: To create visibility to and from the public right-of-way, clear zones shall extend 25 feet along the front property line and edge of driveway line. 1226
Development and Design Standards Appendix A ǀ 21

SHARED PARKING EXAMPLES

EXISTING CONDITIONS
The existing parking area contains 214
parking spaces, many of which are
substandard sizes, and 11 driveways
across just four (4) parcels. The layout is
disorienting to drivers with numerous
curb cuts and dead ends.

CONCEPT A
This concept maximizes the number of
parking spaces by using angled parking
stalls and one-way drive aisles, which
can be six feet narrower than standard
aisles for 90-degree parking. This
conceptual layout improves vehicular
flow, provides 78 additional parking
spaces (for a total of 292 spaces),
drastically reduces the number of curb
cuts (5 total), and creates space for
pedestrian, landscape, and stormwater
improvements.

CONCEPT B
Maximize the number of parking spaces
with two-way circulation. The concept
provides 200 standard sized parking
spaces, reduces curb cuts from 11 to 4,
and creates space for pedestrian,
landscape, and stormwater
improvements.
1227
Development and Design Standards Appendix A ǀ 22
Bicycle and Scooter Parking
Standard Projects shall incorporate designated bicycle and scooter parking to improve access for and thereby encourage use of alternative modes of transportation.

1. Number of spaces
Land Use Examples Short
Term*
Long Term
High turnover, highcapacity commercialEating and drinking uses, coffee shop
Minimum 5;
1/200 sf
1 per 6 employees
Low turnover
commercial
Fine dining, personal service,
service station
1/600 sf 1 per 6 employees
High Density
Residential
Multi-family, multi-person 1 per 4 units 1 per unit
Tourist
Accommodation
All tourist accommodation
uses
1 per 5 units 1 per 10 units
Professional Uses Office space, medical offices,
government offices
1 per 2000 sf 1 per 6 employees
Assembly Uses Membership organizations,
most amusement and
recreation use, library, athletic
facilities
20% of
maximum
occupancy
3% of maximum
occupancy
General commercial
retail
Grocery, general retail,
nursery,
1 per 2500 sf 1 per 6 employees
Industrial Warehousing, manufacturing,
hospital, post office
1 per 6000 sf 1 per 6 employees
Parking lots, garages,
parking structures
Parking lots, garages, parking
structures - 1 per 15 vehicle spaces or 3% of the total area *In no case may fewer than 4 spaces be provided.

2. General
A. Bicycle and scooter parking shall be located outside of the public right-of-way.

B. Each bicycle parking space shall be a minimum of two feet in width and six feet in length and shall be accessible without moving another bicycle. Two feet of clearance shall be provided on all sides of the bicycle parking space and any obstruction such as walls, poles, landscaping, street furniture, etc.

C. Bicycle parking spaces should be buffered from vehicle parking spaces.

3. Short-Term Bike Parking (Bike Parking)
A. Short-term bicycle and scooter parking shall be located within a 50-foot radius of a building’s main entrance. This area should be visible to the public to deter theft and increase public awareness of the parking area. Where possible, locate bike and scooter parking in areas which are also visible from within a building or destination.

I. If bicycle parking is not visible from the street or main building entrance, a sign should be posted at the main entrance directing visitors to the location of the bicycle parking area.

B. For each short-term bicycle or scooter parking space required, a stationary, securely anchored object shall be provided to which a bicycle frame and one 1228
Development and Design Standards Appendix A ǀ 23
wheel can be secured with a high-security U-shaped shackle lock if both wheels are left on the bicycle. One such object may serve multiple bicycle parking spaces.

4. Long-Term Bicycle Parking (Bike Storage)
A. Bike storage must be in a secure area such as the following:

I. An enclosed bicycle locker.

II. A fenced, covered, locked, or guarded bicycle storage area/room.

III. A rack or stand inside a building that is within view of an attendant or security guard or visible from employee work areas; or
IV. Other secure area approved by the Development Services Director.

B. At least 50% of bike storage spaces shall be covered.

C. Bike storage must be located on the same lot as the use it serves. In parking garages, long-term bicycle parking must be located near an entrance to the facility on the ground floor.

1229
Development and Design Standards Appendix A ǀ 24
Building Design
Building design refers to the process of planning and conceptualizing a structure. Design should consider how to functionally serve the intended use, as well as contribute to the community character. The standards below were developed based on community input and the desire to maintain a mountain town that is in harmony with the natural surroundings. These standards are adopted by TRPA as substitutions to TRPA Code.

Height and Roof Pitch
Reference Figure 18 for Mid-Town Area Plan districts with the Town Center Overlay.

1. All locations may be subject to scenic analysis and rendering review to ensure the proposed height does not detract from scenic viewpoints. Hight limitations may apply if conflicts are present.

2. Outside of Town Centers, maximum height and roof pitch shall be determined by TRPA Code of Ordinances 37.4 or TRPA Code of Ordinances 37.5.5 for projects as described in TRPA Code of Ordinances 36.13.

3. Within Town Centers, the maximum height and roof pitch shall be as stated below for each district, except that:

A. Additional height may be granted for projects as described in TRPA Code of Ordinances subsection 36.13 per TRPA Code of Ordinances Subsection 13.5.3.I.A.

B. TRPA Code of Ordinances 37.7.16 shall apply to buildings of three stories or more.

C. Chimneys, flues, vents, antennas, and the like may be ten percent of the permissible height of a building, or a height of six feet, whichever is less.

Al Tahoe Center District
Height maximum 46 feet
Roof Pitch minimum roof pitch for areas visible from a public right-of-way shall be 3:12
Harrison/Sandy District
Standard Building height shall be dependent on dominant roof pitch as noted below.

Taller buildings require steeper roofs to increase compatibility with adjacent residential uses, maximize solar exposure, and encourage variation in building height.

Building Height Roof Pitch
Up to 42’ 5:12 or greater
Up to 34’ 3:12 or greater
1230
Development and Design Standards Appendix A ǀ 25
Tahoe Sierra Business District
Standard per Location
Roof Pitch District wide, the minimum roof pitch for areas visible from a public right-of-way shall be 3:12
Height As shown below
Public Service Center District
Height maximum 56 feet
Roof Pitch minimum roof pitch for areas visible from a public right-of-way shall be 3:12
Lake Tahoe Community College District
Height maximum 56 feet
Roof Pitch minimum roof pitch for areas visible from a public right-of-way shall be 3:12
Roof Form
Standard

1. Roofs shall have a clear dominant pitch consistent with the district specific standard. A dominant roof pitch shall comprise over 50 percent of the visible roof area as demonstrated by a roof plan.

2. Flat roofs shall be allowed so long as they are not visible from public rights of way. This provision is intended to allow for accessible roof areas (patios, dining, etc.); rooftop utilities/mechanical equipment; covered parking structures; to reduce the conditioned space and energy/construction costs of large structures; and maximize livable space within height restrictions.

3. All rooftop utility/mechanical equipment shall be hidden by the roof form.

4. All roofs shall have overhanging eaves. Longer overhangs are encouraged where compatible with the building design.
1231
Development and Design Standards Appendix A ǀ 26

5. No roof line shall extend more than 60 linear feet without a dormer, substantial change in roof pitch, horizontal/vertical articulation, or other architectural features. This may be increased to 100 feet for structures over 15,000 square feet of gross floor area.

6. Roofs shall not shed ice, snow, or water onto a parcel owned by another, into a right-ofway or pedestrian area/walkway, or in a manner that would otherwise obstruct an entry.

Guideline Gables are encouraged to be embellished through exposed beams, changes in material, windows, or other detailing. Rooftop spaces are encouraged to include covers, canopies, or overhangs for visual interest.

Massing
Standards The standards below are intended to form
buildings with identifiable base, middle, and top sections as to not appear box-like and overbearing.

1. Building bases shall be distinguished by
articulation or material.

2. No structure shall extend more than 60 linear
feet without substantial horizontal/vertical
articulation. This may be increased to 100 feet for
structures over 15,000 square feet of gross floor
area.

3. No structure shall extend more than 2 stories
without horizontal articulation on all sides that
are visible from a public right-of-way. Examples
include extended or recessed balconies, eaves, awnings, window details with depth, or other features to break up flat wall surfaces.

4. Exterior overhangs (canopies, breezeways, covered outdoor seating, projected entrances, porte cochère, etc.) shall be accentuated and supported with textured columns rather than simple posts or metal supports.

5. Where at a street corner, adjacent to a residential district, or adjacent to an open space/recreation use, any height above 3 stories for residential uses and 2 stories for all other uses shall be located out of a 45° angle as measured from the applicable height at the setback line. Mixed uses shall be classified based on the use that occupies the majority of the floor area.
1232
Development and Design Standards Appendix A ǀ 27
Guideline Brackets, beams, and overhangs can be used to intercept sunlight and create illusions of depth through shadowing articulation where large walls exist.

Pedestrian Level Detailing
Minimum Ground Floor Height
Standard For non-residential uses only, the ground floor shall have a minimum floor-toceiling height of 15 feet.

Street Level Activation
Standard Buildings shall include elements to engage pedestrians on all walls facing rightsof-way so that no wall extends for more than 25 feet within such a feature. This may be done through, but is not limited to, the following methods.

1. Transparency through spanning windows and frequent openings may engage patrons. Glazing shall be clear or lightly tinted.

2. Art (murals, wall art, sculptures, mosaic walls, etc.) may be used to create interest in areas or uses where transparency is not appropriate, such as for theaters or storage-based uses.

3. Visual interest at street level may be created through additional vertical articulation.

4. Outdoor dining/seating or pedestrian courtyards may be situated along exterior walls. See further details in Other Site Improvements.

5. Blank walls may be disguised through texture beyond that of typical siding materials. This can be done with architectural screens, decorative panels, or through natural or green features such as living walls, planters, or trellises. See Landscaping for guidance on species.

Openings and Entrances
Standard The following standards apply to entrances of all building types.

1. Entrances shall be distinguished by landscaping, architectural elements, and lighting.

2. Access to residential units as part of mixed-use projects shall not require passing through the interior of the non-residential portion.

3. Entrances to non-residential uses located at corners shall generally be located at a 45-degree angle to the corner and shall have a distinct architectural treatment to animate the intersection and facilitate pedestrian flow around the corner.

Guideline Projected or recessed entrances are highly encouraged to create depth and provide overhead protection from unloading roof snow.

Materials
Standard A variety of materials shall be used to visually separate a building’s base, middle, and top.
1233
Development and Design Standards Appendix A ǀ 28

1. All siding shall be natural or natural appearing materials such as wood, stone, woodgrain stucco, board form cement, fiber cement, imitation stone, or other material that achieves a similar effect.

A. Concrete masonry units (CMU) may be used in moderation so long as they are an approved color.

2. Differing materials shall be used and shall be composed in an orderly manner to accentuate specific building features.

3. All siding, roofing, and mechanical elements shall be nonreflective.

4. Façades visible from a public right-of-way, including bike paths, shall use multiple siding materials so that no single material spans from the highest to lowest point of a ground level façade.

5. All materials shall be durable and suitable for high elevation environments.

Guideline Renewable, recycled, and sustainable building materials are encouraged.

Colors
Standard All colors must be earth tones consistent with TRPA Design Review Guidelines and Colors of the Lake Tahoe Landscape. Accent colors may be used to create further visual interest, such as through accentuating doorways, windows, or storefront displays, and are not required to be consistent with TRPA Design Review Guidelines. No more than 15 percent of any building façade may be an accent color that is compatible with the overall color palette. White is prohibited other than as an accent color.

Guideline Darker, warmer hues are encouraged along scenic corridors. 1234
Development and Design Standards Appendix A ǀ 29
Other Site Improvements
This section ensures that sites serve and respect patrons and neighbors through amenities that address safety, quality of life, utility, efficiency, water quality, and aesthetics.

Lighting
Appropriate lighting ensures public safety and extends use beyond daytime hours while minimizing potential harm to the nighttime environment.

Guidelines The following guidelines are provided as best practices for all lighting as appropriate.

1. Utilize solar-powered lighting where feasible.

2. Install lighting at all public transportation facilities (bus stops, etc.).

3. Increase frequency of light posts in Town Centers.

4. Accent lighting is encouraged to be on a time clock or photo-sensor system.

5. Street lighting shall consider levels of pedestrian and vehicular activity, speed limits, and location of pedestrian facilities relative to the roadway.

Onsite Exterior Lighting
Standards Exterior lighting may be used for landscaping areas, parking lots, walkways, and/or illumination highlighting architectural or landscape features only, so long as the standards below are met. Lighting may not be designed for or used as an advertising display.

1. General
A. Lighting shall be directed downward.

B. Lights (including winter seasonal displays) shall not blink, flash, change intensity, or give the illusion of movement.

C. The light source (bulbs) shall not be visible as seen in elevation by using cutoff shields or other barriers that extend below the lighting.

D. Lighting shall not be affixed to trees except for seasonal lighting. See below.

E. The maximum color temperature shall not exceed 3000 degrees Kelvin.

F. Lighting shall not exceed 26 feet in height.

G. Individual light sources shall not exceed 2,500 Lumens or 100,000 per acre. Outdoor commercial lighting shall be reduced outside of operational hours.

H. All lighting must be consistent with the Five Principles for Responsible Outdoor Lighting (DarkSky International and Illuminating Engineering Society, 2024) that outdoor lighting is useful, targeted, low level, controlled, and warm-colored.

2. Accent Lighting
1235
Development and Design Standards Appendix A ǀ 30
A. See SLTCC 6.10.160.B-C for standards for decorative lighting (string lights, seasonal installations, etc.).

B. See TRPA Code 36.8.1. for additional outdoor lighting standards and exceptions.

Exception Down lighting used to assist in the activation of a public pedestrian space on Lake Tahoe Blvd., Harrison Ave., Sandy Way, Fremont Ave., and Takela Dr., as well as interior spaces, may be affixed up to the eaves of the roof line or peak of the wall in the case of a gable roof of a building or structure for lighting of distinguished architectural features such as entries, arcades, chimneys, cornices, balconies, exterior trusses, highly textured materials, knee braces, enriched architectural facades, or landmark features. Downlighting and shielding are required.

Guideline Onsite lighting is not required, though is highly encouraged, especially for uses with early morning, evening, or overnight operating hours.

Transportation/Right-of-way Lighting
Guideline The following shall be used in lighting of transportation routes when feasible but may be superseded by standards of the California Department of Transportation or the Federal Highway Administration.

1. General The maximum color temperature shall not exceed 3000 degrees Kelvin but may be increased to 5000 degrees Kelvin when necessary for public safety.

2. For bicycle and pedestrian paths adjacent to roadways or intersecting driveways lighting poles should be between 12 and 16 feet in height.

3. For bicycle and pedestrian paths separated from vehicular roadways lighting should be at a small scale (path lights, bollards, or similar structures) and only where necessary for public safety. Such lighting is not required to be continuous.

4. For intersection lighting with pedestrian crosswalks, the average illuminance should be 30 lux vertical.

A. See Federal Highway Administration recommendations for different light levels depending on street classification and volume of pedestrian activity.

Screening
Screening can improve curb appeal and quality of life throughout the plan area by strategically restricting views and obstructing noise and light pollution.

Types of Screening
Standard Screening shall be accomplished using walls, fencing, landscape plantings, or a combination thereof. Screening shall be effective in both winter and summer months.

1. Walls and Fencing
A. Walls and fencing on commercial properties shall comply with SLTCC 6.10, Article VI.
1236
Development and Design Standards Appendix A ǀ 31
B. For screening purposes, chain link may only be used for active construction sites.

2. Landscape Planting
A. Vegetation used for screening should, at maturity, be an appropriate height and density to impede visibility of these areas from roadways, pedestrian, and bicycle facilities, and residential or commercial areas.

Project Specific Requirements

1. Maintenance Areas, Mechanical Equipment, Storage, Etc.

A. Screening of service yards; maintenance yards; warehousing; outdoor storage; trash and refuse collection areas; and other uses of an industrial nature shall be accomplished using walls, fencing, landscape plantings, or some combination thereof.

2. Parking Lots
A. Onsite parking areas shall have landscaped perimeters.

B. Onsite parking areas greater than one-quarter acre shall include landscaped islands.

C. Vehicle bollards shall be installed within the setback when parking is directly adjacent to residential uses.

3. Residential Areas
A. Additional screening may be required to buffer light and noise and to protect the privacy of residents, especially within mixed-use developments or when adjacent to residential uses or districts. This standard is applicable to both residential projects and projects adjacent to residential districts or parcels.

Landscaping
Standard All projects shall incorporate landscaping for curb appeal, soil stabilization, screening of mechanical equipment, mitigation of noise and air quality impacts, and enhancement of outdoor spaces.

1. General
A. All areas not improved with hard coverage or BMPs shall incorporate landscaping consistent with state and local defensible space requirements.

B. Onsite parking areas greater than one-quarter acre in size shall include landscaped islands.

C. Landscaping shall largely be species listed on the TRPA Recommended Native and Adapted Plant List. Species not included shall only be used as accents, such as for borders, entryways, flowerbeds.

I. Species identified as invasive plant species in the BMP Handbook are prohibited.

D. Preserve existing trees and other natural features as much as possible and incorporate them into the site layout.

E. Recognize the attributes of plant species such as mature size and invasive surface roots to prevent future damage to property or infrastructure. 1237
Development and Design Standards Appendix A ǀ 32
I. All projects must use the minimum plant sizes and spacing described in TRPA Code of Ordinances 36.7.2, Minimum Plant Sizes and Spacing.

F. See Clear Zone standards.

Exception Staff may grant exceptions to or require modifications of development and design standards to preserve trees or other desirable or notable natural features, especially to protect views from identified scenic resources.

2. Building Accent Planting
A. Gravel and/or similar non-combustible groundcover shall be used within 5 feet immediately surrounding a structure, consistent with fire defensible space requirements.

B. Residential uses shall be screened from roadways and commercial or public service uses where possible using native vegetation with the intent of providing privacy, reducing glare and heat, deflecting wind, muffling noise, and softening the lines of architecture.

3. Pedestrian Areas, Streetscapes, and Public Spaces Accent Planting A. Preserve or plant street trees between roadways and pedestrian/bicycle facilities where possible to create visual and physical separation between drivers and pedestrians. Trees should be spaced at 30 to 60 feet apart to create a buffer while still providing visibility between user types.

B. Select low-growing shrubs or groundcovers between roadways and pedestrian/bicycle facilities to improve visibility between drivers and pedestrians.

C. Select low- or no-maintenance plant species for use in the public right-of-way.

4. Water Conservation
A. Turf lawn shall be used only in common areas and community spaces for the purpose of creating flexible lawn spaces. Prioritize the use of native groundcover alternatives.

B. Landscaping must meet irrigation design requirements set forth in SLTCC 6.80, Water Efficient Landscaping.

Trash Enclosures
Standards All projects must have sufficient refuse capacity and facilities. Dumpsters for all uses must conform to the applicable district setbacks and the following standards:
1238
Development and Design Standards Appendix A ǀ 33

1. Enclosures shall be constructed of either wood or concrete block and placed on a concrete base which has a slight slope to allow for drainage.

2. If the enclosure is to be of wooden materials, it shall be constructed of substantial materials including a minimum of four-by-four posts, galvanized pipe, and bolts.

3. Colors and finishes shall match that of the primary structure.

4. Enclosures shall be constructed to allow for a one- to two-foot space on either side of the dumpster(s) for easy maneuverability.

5. A gate will be required unless the opening faces into the property and is not visible from a public street or adjacent properties. The gate shall be sight obscuring and have a minimum of a one-foot clearance to allow for ice and snow buildup. (Chain link with wooden slats does not qualify as sight obscuring. See Article VI of SLTCC 6.10.) If the gate is required to be removed for repair purposes, it shall be replaced within one month unless an extension is requested due
to unforeseen circumstances.

6. It is the responsibility of the property
owner or designated manager to
maintain access to the dumpsters
during inclement weather which
includes adequate gate clearance.

7. There shall be no refuse or bulk items
accumulating around or within the
enclosure. Violations are subject to
enforcement under SLTCC.

Guideline Roll up doors are recommended as
they present fewer ice/snow removal challenges. Attached multifamily developments are encouraged to use dumpsters, though individual bear boxes may be provided when approved by South Tahoe Refuse.

Outdoor Dining/Seating and Pedestrian Plazas
Standards Outdoor areas are encouraged to activate streetscapes and allow businesses to maximize operations in peak seasons. New and modified outdoor dining and seating areas may be subject to Design Review.

1. Location
A. Outdoor dining and seating areas shall not encroach into pedestrian pathways, public right-of-way, or impede vehicle circulation.

B. Seating areas shall be separated from vehicle circulation and parking areas, such as through parking barriers/bollards, fences, and vegetation.

2. Requirements
A. No additional signage shall be associated with outdoor dining/seating areas.

B. In no case shall outdoor dining areas be used for storage. Furniture may remain when not in use but shall be maintained in a clean and orderly state. 1239
Development and Design Standards Appendix A ǀ 34
C. Commercial Floor Area Additional commercial floor area is not required for additions to, or expansions of, legally existing commercial floor area for outdoor dining areas that do not exceed 300 square feet or 20 seats, whichever is less, provided:

I. The existing structure and any subsequent additions or expansions physically exist and were completed at least one year prior to an application pursuant to this subparagraph.

II. The exempt addition or expansion is not applied for or built in conjunction with any other addition or expansion that requires an allocation of commercial floor area.

III. There is no change in use.

IV. The exempt addition or expansion generates no more than 650 vehicle miles travelled.

V. The exempt addition or expansion does not occur within the same project more frequently than once every ten years.

Signage
Commercial and Residential Signage
Standard See SLTCC 6.40.

Exception Free-standing signs shall be prohibited for properties along Harrison Ave. between Los Angeles Ave. and San Jose Ave. Building signs shall be limited to 40 square feet.

Area Identification Signs
Standard See SLTCC 6.40.130(A).

Exception Per SLTCC 6.40.130(A)(2) Where all the standards below are met, area identification signage shall be allowed per established business improvement, assessment, or similar district, including public service organizations and agencies.

1. Only districts with complete and compliant curb, gutter, sidewalk, parking, landscaping, lighting, and stormwater improvements are eligible for an area identification sign under this exception.

2. Clear Zones shall apply.

3. The sign must convey characteristics of the area and shall not be used to advertise specific business/businesses. Public service organizations and agencies may be specifically identified.

4. A letter from the district board must be provided demonstrating majority support of the sign.

A. Number
I. No more than two (2) signs shall be allowed per district so long as there is a minimum of 500 feet between the signs.
1240
Development and Design Standards Appendix A ǀ 35
II. Lake Tahoe Community College shall be allowed one sign in addition to those detailed in Area Identification Signs 4.A.I. per SLTCC 6.40.130(A) at the southern bike entrance where the Dennis T. Machida Memorial Greenway enters LTCC.

B. Monument Freestanding Sign Standards
I. Size Shall not exceed 25 square feet.

II. Location and Height Refer to SLTCC 6.40.360(D).

III. Lighting Signs may be illuminated in the following ways only:
a. Through individual letters backlit or with internal light sources. b. By an external light source that is shielded from public view, does not spill onto the surrounding area, and does project light beyond the height of the sign face.

IV. Color Backgrounds and bases shall be dark, earthtone colors and copy shall be lighter than the background in both daylight and nighttime conditions. Bright and neon colors are prohibited, though non-earthtone accent colors may be used for accents.

V. Materials Monument bases shall be of natural or natural appearing materials.

VI. Landscaping The area surrounding the monument sign must be neatly landscaped with permissible species.

Guideline Monument area identification signs are intended to emphasize sense of place in areas with high pedestrian activity levels. For this reason, low profile signs are encouraged.

C. Archway Sign Standards
I. Location
a. Archway signs may be installed over a plaza, shared driveway, or local street, but are prohibited over Lake Tahoe Blvd., Sierra Blvd., Al Tahoe Blvd., Johnson Blvd., Fairway Ave., Lyons Ave., and Rufus Allen Blvd., or as otherwise noted by the Director of Public Works. b. Supports may be placed on private property, or public property at the City Manager and Director of Public Works’ discretion.

II. Height Archway signs over roadways shall provide 18 feet of vertical clearance for the width of any vehicle travel way and shall not exceed 23 feet. Should archway signs cross over pedestrian and bicycle paths, 10 feet of vertical clearance for the width of the path shall be provided and a height of 13 feet may not be exceeded.

III. Letter Height Individual letters may not exceed 3 feet.

IV. Construction Horizontal elements of archway signs must be designed to minimize snow buildup. All structural supports must contribute aesthetically to the sign.

V. Lighting Signs may be illuminated through individual letters or downlighting only.
1241
Development and Design Standards Appendix A ǀ 36
VI. Color All colors, including copy, shall be earthtone colors that match the natural surroundings. Non-earthtone accent colors may be used for accents.

VII. Materials Natural or natural appearing materials shall be incorporated.

Wayfinding
Standards Provide clear wayfinding signage at appropriate scales for all modes of transportation including pedestrians, cyclists, and vehicles, directing travelers to recreation, commercial, and public service areas. Wayfinding signage should be incorporated into the design of pedestrian and cyclist
facilities.

1. Design shall follow the 2013 Bicycle
Transportation Signage System.

2. Installation shall be consistent with the U.S.

Department of Transportation’s Manual on
Uniform Traffic Control Devices (MUTCD).

Exception Maintain the existing theme for wayfinding
signage along Harrison Ave. as shown to the right.

Placemaking
Guideline District-specific light pole banners may be
attached to create a distinct district identity. Color
standards of SLTCC 6.40 shall apply. Banners shall be
no wider than 2 feet and shall maintain at least 7 feet of clearance for pedestrian traffic.

Fences
Residential, Recreation, and Conservation
Standard See SLTCC 6.85.030.

Exception Recreation facilities may have fences of up
to 15 feet in height surrounding uses where sporting
equipment may cause safety concerns without
additional fence height.

Commercial and Public Service
Standard See SLTCC Chapter 6.10, Article VI.

Exception Public services may have fences of up to 15 feet in height surrounding uses when deemed necessary by staff. Such fences may also be allowed where security should be heightened due to previous security breaches; where it is necessity to keep stored items outside that could be considered a safety hazard (electrical transformers, etc.); or where a standard fence height would not sufficiently meet screening requirements. A building permit is required.
1242
Development and Design Standards Appendix A ǀ 37
Snow Storage
Standard All projects shall provide space for snow storage within the project area or have arrangements to remove and store accumulated snow offsite. If an adequate on-site snow storage area cannot be sited or designed, staff may require agreements for removal and off-site storage of snow. The following are meant to provide functional layouts for snow removal and adequate space for snow storage to ensure public safety and accommodate transportation.

1. General
A. Snow shall be disposed of in accordance with the BMP Handbook 4.2-c and the criteria below.

B. Landscaping within snow storage areas must be native and adapted species tolerant of snow storage such as perennials and shrubs or trees that can bend with weight.

C. At the minimum, storage areas shall accommodate snow removed from parking, driveway, and pedestrian access areas. Generally, 20 percent of the plowed area is sufficient for storage.

Exception: Location For constrained sites, the City may allow snow storage within dry basins and infiltration basins per Design and Installation Considerations of the BMP Handbook 4.2-c.

Guidelines

1. Locate snow storage in areas that receive ample sunlight.

2. Locate snow storage areas away from primary roadways and out of clear zones.

Stormwater Best Management Practices
Standard Projects subject to TRPA review shall install sitewide best management practices (BMPs) per TRPA Code of Ordinances 60.4 and the TRPA Best Management Practices Handbook (BMP Handbook) or provide proof that adequate BMPs have been installed and maintained through a BMP certificate and maintenance log.

Guideline BMPs in highly visible areas, such as along rights of way or within parking lot islands, are encouraged to be designed to add aesthetic value by using vegetated rather than rock-lined treatments. These include bioswales, rain gardens, wet basins, or dry basins as described in Section 4.4 of the BMP Handbook.

1243
Development and Design Standards Appendix A ǀ 38
Right-of-way Improvements
Right-of-way improvements are necessary for safe navigation of Mid-Town and the City of South Lake Tahoe. Property owners are responsible for contributing to this network.

Standard Projects shall include 5-foot-wide pedestrian sidewalks built to CSLT Public Improvement and Engineering Standards (PIES), as may be amended. This may require reconfiguring drainage inlets or other improvements at the owner/applicant’s expense. See Pedestrian Areas, Streetscapes, and Public Spaces Accent Planting for landscaping requirements.

Exception Should it be determined that an alternative action would result in an equivalent or increased contribution to pedestrian improvements relative to the standard above, in-lieu fees, easement transfers, or other alternatives may be approved by the Director of Public Works.

Guideline See Transportation/Right-of-way Lighting; Wayfinding Signage; and Pedestrian Areas, Streetscapes, and Public Spaces Accent Planting for further guidance on enhancing rights of way.

Environmentally Sensitive Parcels
Shorezone Tolerance District 4
Standard Development standards as included in TRPA Code Subsection 83.9.2 and TRPA Code Chapter 85 are applicable to parcels within Shorezone Tolerance District 4 and shall supersede district standards should conflicts occur. Such projects shall be independently reviewed by TRPA and the City as necessary. See Figure 8.

Stream Restoration
Guideline There are several parcels within the
plan area that are identified by TRPA as stream
restoration zones and are excluded from the
Town Center overlay. Should these parcels be
acquired with the intent of restoring them, a
memorandum of understanding should be
explored with the ownership entity to identify
shared goals and facilitate communication.

See Figure 8, Special Designations for parcels
within the Stream Restoration Plan Area.
1244
MTAP 2026 Appendix B ǀ 1
Appendix B: Use Definitions

MID-TOWN AREA PLAN USE DEFINITIONS

RESIDENTIAL
Manufactured/Mobile
home dwelling
A home built entirely in the factory on a non-removable steel chassis that is transported to the building site on its own wheels and installed under a federal building code administered by the U.S. Department of Housing and Urban Development. The Federal Manufactured Home Construction and Safety Standards (commonly known as the HUD Code) went into effect June 15, 1976.

Multiple-family
dwelling
More than one residential unit located on a parcel. Multiple-family dwellings may be contained in separate buildings such as two or more detached houses on a single parcel, or in a larger building on a parcel such as a duplex, a triplex, or an apartment building. This includes multi-family dwelling units owned and maintained by public or private entities for purposes of housing employees of said entity.

Multi-person dwelling A building designed primarily for permanent occupancy by individuals unrelated by blood, marriage, or adoption in other than single-family dwelling units or transient dwelling units. A multi-person dwelling includes, but is not limited to, facilities such as dormitories and boarding houses, but not such facilities as hotels, motels, and apartment houses. This includes multi-person dwellings owned and maintained by public or private entities for purposes of housing employees of said entity.

Nursing and personal
care
Residential establishments with in-patient beds providing nursing and healthrelated care as a principal use, such as skilled nursing care facilities, extended care facilities, convalescent and rest homes, and board and care homes.

Raising domestic
animals
The keeping, feeding, or grazing of animals as an avocation, hobby, or school project, secondary to the principal residential use of a property greater than two acres. The use applies to species commonly considered as farm animals but does not include exotic animals. Household pets, such as dogs and cats, are included when such animals are being bred for commercial reasons.

Outside storage or display is included as part of the use.

Residential care Establishments primarily engaged in the provision of residential social and personal care for children, the aged, and special categories of persons with some limits on ability for self-care, but where medical care is not a major element. The use includes, but is not limited to, children's homes, halfway houses, orphanages, rehabilitation centers, and self-help group homes Single-family dwelling One residential unit located on a parcel. A single-family dwelling unit may be contained in a detached building such as a single-family house, or in a subdivided building containing two or more parcels such as a town house condominium. Employee housing providing accommodations for six or fewer employees within a single unit pursuant to Division 13, Part 1 of the California 1245
MTAP 2026 Appendix B ǀ 2
Health and Safety Code, commencing with Section 17000, shall be deemed a single-family structure.

TOURIST ACCOMMODATION
Bed and breakfast
facilities
Residential-type structures that have been converted to or constructed as tourist accommodation facilities where bedrooms without individual cooking facilities are rented for overnight lodging, and where at least one meal daily is provided. The use does not include "Hotels and Motels," which are defined separately; nor rooming and boarding houses (see "Multi-Person Dwellings").

Hotel, motel, and
other transient
dwelling units
Commercial transient lodging establishments, including hotels, motor-hotels, motels, tourist courts, or cabins, primarily engaged in providing overnight lodging for the general public whose permanent residence is elsewhere. This use does not include “Bed and Breakfast Facilities” or “Vacation Rentals.” Time sharing A right to exclusively use, occupy, or possess a tourist accommodation unit according to a fixed or floating time schedule on a periodic basis occurring annually over a period of time in excess of three years.

COMMERCIAL
Retail
Auto, mobile home,
and vehicle dealers
Retail trade establishments selling, renting, or leasing new and used automobiles, boats, vans, campers, trucks, mobile homes, recreational and utility trailers, motorcycles, golf carts, snowmobile and jet skis (except bicycles and mopeds; see "General retail"). Such businesses are considered a primary use when the establishment sells more than six vehicles per calendar year.

The use also includes establishments selling new automobile parts, tires, and accessories (including tire recapping establishments), as well as establishments dealing in used automobiles exclusively. Includes automobile repair shops only when maintained by an establishment selling new vehicles on the same site. Does not include establishments dealing exclusively in used parts (see "Recycling and Scrap") or outside sales (see "Secondary Storage" or "Sales Lots").

Building materials and
hardware
Retail trade establishments within buildings primarily engaged in selling lumber and other building materials, including paint, wallpaper, glass, hardware, nursery stock, and lawn and garden supplies. The use includes all such stores selling to the general public, even if contractor sales account for a larger proportion of total sales. Outside storage or display is included as part of the use. Establishments primarily wholesaling plumbing, heating and air conditioning equipment, and electrical supplies are classified in "Wholesale and Distribution."
Eating and drinking
places
Restaurants, bars, and other establishments selling prepared foods and drinks for on-premises consumption, as well as facilities for dancing and other entertainment that are accessory to the principal use of the establishment as an eating and drinking place. The use also includes drive-in restaurants, lunch counters, and refreshment stands selling prepared goods and drinks for immediate consumption.
1246
MTAP 2026 Appendix B ǀ 3
General retail and
personal service
An establishment for the retail sale of merchandise or the provision of personal services. A retail facility includes but is not limited to antique or art shops, clothing, drug, dry good, florist, furniture, gift, grocery, hobby, mailing services, office supply, package liquor, paint, pet, shoe, sporting, bike or moped, boats, golf carts, snowmobiles, jet skis, automobile parts, books, toy stores, and other miscellaneous retail shopping goods (auto, mobile home and vehicle sales are not included in this definition). A personal service facility includes facilities primarily engaged in providing non-medical services generally involving the care of persons, such as: beauty and barber shops; shoe repair shops; health and athletic clubs and gymnasiums; day spas that offer a variety of services intended to meet personal needs of individuals such as skin treatment, manicures and pedicures and massage; laundromats (selfservice laundries); dry cleaning pick-up stores and small-scale dry cleaners without pick-up and delivery services; clothing rental; dating and escort services; funeral parlors, cemetery real estate sales, and related facilities; offsite rental of sporting equipment; and wedding chapels. The use may also include the accessory retail sales of products related to the services provided.

Mail order and
vending
Establishments primarily engaged in retail sale of products by catalog and mail order. The use includes vending machine distributorships and suppliers. The use does not include product manufacturing, which is included under the appropriate manufacturing use.

Nursery Commercial retail and wholesale establishment where plants are grown or stored for transplanting at other sites. Outside storage or display is included as part of the use.

Outdoor retail sales Retail trade establishments operating outside of buildings on a daily or weekly basis, such as: roadside stands; flea markets; swap meets; seasonal sales involving Christmas trees, fireworks, pumpkins, or other seasonal items; regular sales of art or handcrafted items in conjunction with community festivals or art shows; and retail sales of various products from individual motor vehicles locations outside the public right-of-way, not including bakery, ice cream, and similar vending vehicles that conduct all sales within the rightof-way and do not stop in any location except on customer demand. Outside storage or display is included as part of the use.

Service stations Retail trade establishments primarily engaged in the sale of gasoline, which may also provide lubrication, oil change and tune-up services, and the sale of automotive products incidental to gasoline sales. The use may also include as accessory uses towing, mechanical repair services, car washing and waxing, and trailer rental. The use does not include storage of wrecked or abandoned vehicles, paint spraying body and fender work, and retail sale of gasoline as an accessory use to food and beverage retail sales when limited to not more than two pumps.

Entertainment
1247
MTAP 2026 Appendix B ǀ 4
Amusement,
Recreation, &
Entertainment
Facilities
Amusement and recreation uses are establishments providing entertainment for a fee or admission charge, such as: arcades and coin-operated amusements; billiard and pool halls; bowling alleys; card rooms; clubs and ballrooms that are principal uses rather than being subordinate to an eating or drinking place; dance halls; ice skating and roller skating facilities; motion picture theaters; live performance theatres; reducing salons; and tennis, handball, racquetball, indoor archery and shooting ranges, and other indoor sports activities.

Special event area Areas where special events within specified guidelines may be held without further review from the City Planning Division. Special event areas require a special use permit under all circumstances to ensure compliance with site specific standards. A special use permit for a special event area permit does not prevent other City Departments or Divisions from collecting additional fees or imposing additional requirements for circumstances such as temporary structures, road closures, fireworks, traffic control, etc.

Outdoor amusements Commercial establishments for outdoor amusement and entertainment such as: amusement parks; theme and kiddie parks; go cart and miniature auto racetracks; miniature golf courses. Outside storage or display is included as part of the use.

Services
Animal services Establishments primarily engaged in performing services for animals, such as veterinary services, animal hospitals, and animal kennels. The use does not include publicly operated animal control and wildlife care (see "Local Public Health and Safety Facilities").

Auto repair and
service
Service establishments engaged in repair, alteration, painting, washing, or waxing of automobiles as a principal use. The use also includes storage and maintenance yards for rental of cars, trucks, or trailers. Outside storage or display is included as part of the use. The use does not include automobile parking (see "Transportation"); repair shops subordinate to and maintained by a vehicle dealership; service stations (which are separately defined); or automobile wrecking yards (see "Recycling and Scrap").

Broadcasting studios Communication establishments such as telegraph, telephone, radio and television broadcasting and receiving stations, and studios, contained entirely within buildings. Transmission and receiving apparatus, such as towers, lines, reflectors, and antennas are included under the definition for "Transmission and Receiving Facilities."
Business support
services
Service establishments within buildings that provide other businesses with services including maintenance, repair and service, testing, and rental. This includes establishments such as: outdoor advertising services, mail advertising services (reproduction and shipping); blueprinting, photocopying, and photofinishing; computer-related services (rental, repair, and maintenance); commercial art and design (production); film processing laboratories; and services to structures such as window cleaning, exterminators, janitorial services, and business equipment repair services.
1248
MTAP 2026 Appendix B ǀ 5
Contract construction
services
Service establishments primarily engaged in construction, such as new development, additions, alterations, and repairs. Construction activities are generally administered or managed from a relatively fixed place of business, but actual construction work is performed at one or more different sites that may be dispersed geographically. Three broad types of construction activity are covered: (a) building construction by general contractors or by operative builders; (b) other construction by general contractors; and (c) construction by special trade contractors such as electrical, air conditioning and plumbing contractors, or others such as well drilling services. Establishments engaged in the installation of prefabricated buildings and equipment also are included.

Outside storage or display is included as part of the use. An office not associated with a construction site or without secondary storage is considered under "Professional Offices."
Health care services Service establishments primarily engaged in furnishing medical, mental health, surgical, and other personal health services such as: medical, dental, and psychiatric offices; medical and dental laboratories; outpatient care facilities; and allied health services. Associations or groups primarily engaged in providing medical or other health services to members are included.

Nursing homes and similar long-term personal care facilities are classified in "Nursing and Personal Care,” and mental health-related services, including various types of counseling practiced by licensed individuals other than medical doctors or psychiatrists or unlicensed individuals, are included under “Professional Offices."
Laundries and drycleaning plantsService establishments primarily engaged in high-volume laundry and garment services, such as power laundries (family and commercial); garment pressing and dry cleaning; linen supply; diaper service; industrial laundries; and carpet and upholstery cleaners. The use does not include coin-operated laundries or dry-cleaning pick-up stores without dry cleaning equipment (see "Personal Services").

Professional offices A place where the following kinds of business are transacted or services rendered: engineering, architectural and surveying; real estate agencies; educational, scientific and research organizations; accounting, auditing, and bookkeeping services; writers and artists; advertising agencies; photography and commercial art studios; publishing with offsite printing facilities; employment, stenographic, secretarial, and word processing services; off premise concessions (OPC); reporting services; data processing and computer services; management, public relations, and consulting services; organizational offices; financial services and banks; detective agencies; professional services; attorneys; and counseling services (other than licensed psychiatrists; see "Health Care Services"). Incidental offices are considered accessory uses to a primary use.

Repair services Service establishments where repair of consumer products is the principal business activity, such as: electrical repair shops; television, radio, and other appliance repair; watch, clock, and jewelry repair; boat repair; small engine repair; and reupholstery and furniture repair. An outdoor storage yard associated with these uses is considered under "Secondary Storage." The use 1249
MTAP 2026 Appendix B ǀ 6
does not include businesses serving the repair needs of heavy equipment (see "Industrial Services”).

Schools - business and
vocational
Business and secretarial schools and vocational schools offering specialized trade and commercial courses. The use includes specialized non-degree granting schools including, but not limited to: music schools; dramatic schools; language schools; driver education schools; ballet and other dance studios; seminaries and other establishments exclusively engaged in training for religious ministries; and establishments furnishing educational courses by mail.

Secondary storage The outdoor storage of various materials or the public display of merchandise on the same site as a principal building or use that supports the activities or conduct of the principal use and does not increase the intensity of the use.

This does not apply to primary uses that include outside storage and display as part of the use.

Light Industrial
Small Commercial
Kitchen
This use consists of small-scale establishments producing prepared foods or beverages, such as baked goods, condiments, frozen foods, preserves, or the like for local distribution at stores or farmers' markets. Outside storage and display is not included. A storefront is required.

Printing and
publishing
Establishments engaged in printing onsite by letterpress, lithography, gravure, screen, offset or other common process including electrostatic (xerographic) copying and other "quick printing" services; and establishments serving the printing trade such as book binding, typesetting, engraving, photo engraving, and electro-typing. The use also includes establishments manufacturing business forms and binding devices.

Small-scale
manufacturing
Establishments considered to be light manufacturing or cottage industry that produce jewelry, silverware and plated ware; musical instruments; toys; sporting and athletic goods; pens, pencils, and other office and artists' materials; buttons, costume novelties, miscellaneous notions; brooms and brushes; caskets; and other miscellaneous manufacturing industries. The use also includes artisan and craftsman-type operations that are not home occupations and that are not secondary to on-site retail sales. The use also includes small-scale blacksmith and welding services and the manufacture of trusses. Outside storage or display is included as part of the use. Artisan and craftsman-type operations may include demonstrations and classes such as sculpting, pottery, welding, weaving, carving, jewelry making, etc. Retail sales may be a secondary use so long as the majority of for sale items are created on site. This includes makerspaces or similar establishments that accommodate multiple artisan stations.

Wholesale/Storage
Storage yards Service establishments primarily engaged in the outdoor storage of motor vehicles, construction equipment, materials or supplies, firewood lots, farm machinery, or industrial supplies on a parcel. Outside storage or display is included as part of the use.
1250
MTAP 2026 Appendix B ǀ 7
Vehicle and freight
terminals
Transportation establishments furnishing services incidental to transportation, such as: freight forwarding services; transportation arrangement services; packing, crating, inspection and weighing services; freight terminal facilities; joint terminal and service facilities; trucking facilities, including transfer and storage; and postal service bulk mailing distribution centers. Outside storage or display is included as part of the use.

Warehousing Establishments primarily engaged in the storage of furniture, household goods, or other commercial goods, such as warehouses and storage or ministorage facilities offered for rent or lease to the general public. The use does not include warehouse facilities where the primary purpose of storage is for goods for wholesaling distribution. Outside storage or display is included as part of the use. The use does not include terminal facilities for handling freight (see "Vehicle and Freight Terminals").

PUBLIC SERVICE
General
Cemetery Internment establishment engaged in subdividing property into cemetery lots and offering burial plots or air space for sale. This includes establishments such as: animal cemeteries; cemetery associations; and cemetery, mausoleum, and columbarium operations. The use does not include funeral parlors, cemetery real estate operations, and related facilities listed under "Personal Services."
Cultural facilities Permanent public or quasi-public facilities generally of a noncommercial nature, such as art exhibitions, planetariums, botanical gardens, libraries, museums, archives, and arboretums.

Day care centers/
preschools
Establishments used for the care of seven or more children residing elsewhere.

Government offices Buildings containing offices for public agencies, including administrative offices, meeting rooms, and regional post offices. The use does not include offices that are incidental and accessory to another government use such as transit terminals, vehicle storage, campground, or storage yards.

Local Public Assembly
Facilities
Facilities for local community assembly, such as community centers, meeting halls, and multi-purpose centers.

Local post office Establishments providing local neighborhoods with mail service and delivery, such as postal substations and neighborhood delivery centers.

Local public health
and safety facilities
Facilities operated by public or quasi-public entities for the local protection of the public, such as: fire stations and other fire prevention facilities; police and sheriff substations; satellite highway maintenance and snow removal facilities; water tanks, pumps, wells and related facilities; monitoring facilities; sewage pumps and related facilities; and emergency services. Outside storage or display is included as part of the use. This use includes facilities used for training or certification of individuals to work in the aforementioned fields that cannot be conducted in a classroom setting.

Membership
organizations
Permanent meeting facilities for organizations operating on a membership basis for the promotion of the interests of the members, such as: business associations; professional membership organizations; labor unions and similar 1251
MTAP 2026 Appendix B ǀ 8
organizations; civic, social and fraternal organizations; political organizations; religious assembly or institutional facilities operated for worship or promotion of religious activities, including churches and incidental religious education; and other membership organizations. The use does not include country clubs in conjunction with golf courses (see "Golf Courses"); lodging (see "Multiperson Dwelling"), or other establishments maintained by religious organizations, such as full-time educational institutions, seminaries, hospitals, and other potentially related operations (such as a recreational camp); these shall be classified according to their respective activities.

Power generating Establishments engaged in the generation of electrical energy for sale to consumers, including biofuel facilities, hydro facilities, gas facilities, and diesel facilities. Outside storage or display is included as part of the use. The use does not include biofuel facilities accessory to a primary use. Transmission lines located off the site of the power plant are included under "Pipelines and Power Transmission.” Electrical substations are included under "Public Utility Centers."
Public utility centers Public and quasi-public facilities serving as junction points for transferring utility services from one transmission to another or to local distribution and service, such as: electrical substations and switching stations; major telephone switching centers; natural gas regulating and distribution facilities; public water system wells, treatment plants and storage; and community wastewater treatment plants and settling ponds. Outside storage or display is included as part of the use. The use does not include office or service centers (see "Professional Offices or Government Offices").

Regional public health
and safety facilities
Regional facilities operated by public or quasi-public entities for protection of the public, such as: fire stations and other fire prevention facilities; water and sewage facilities; transportation maintenance/storage facilities; police and sheriff substations and headquarters, including secondary county short-term incarceration facilities; and solid waste transfer stations that TRPA finds to be regionally serving. “Secondary county short-term incarceration facility” means a county jail (not a state or federal prison facility) that is not the primary jail for the county. This use includes facilities used for training or certification of individuals to work in the aforementioned fields that cannot be conducted in a classroom setting.

Schools – college Junior colleges, colleges, universities, and professional schools granting associate arts degrees, certificates, undergraduate and graduate degrees, and requiring for admission at least a high school diploma or equivalent general academic training. Accessory uses include eating and drinking and food and beverage retail when proposed at an appropriate scale for the college facility.

Schools - kindergarten
through secondary
Kindergarten, elementary, and secondary schools serving grades up to 12, including denominational and sectarian.

Social service
organizations
Public and quasi-public establishments providing social services and rehabilitation services, counseling centers, welfare offices, job counseling and training centers, vocational rehabilitation agencies, serving persons with social or personal problems requiring special services and the handicapped and the disadvantaged, including emergency shelters and navigation centers (consistent with CA Government Code Section 65583). The use includes 1252
MTAP 2026 Appendix B ǀ 9
organizations soliciting funds to be used directly for these and related services. The use also includes establishments engaged in community improvement and neighborhood development.

Threshold related
research facilities
Public or non-profit research establishments primarily engaged in implementing social, political, and scientific research relating to the Lake Tahoe Environmental Thresholds or the Lake Tahoe ecosystem. The use includes laboratories, monitoring stations, scientific interpretive centers, research and training classrooms, and related support facilities. Overnight multi-person facilities, outside storage, and caretaker facilities may be considered as accessory to this use. The use does not include facilities unrelated to threshold-related research, such as: general college administrative offices and classrooms (see “Schools-College”); and government administrative offices (see “Government Offices”); or nonthreshold-related research (which may be conducted under the “Professional Office” use).

Linear Public Facilities
Pipelines and power
transmission
Transportation facilities primarily engaged in the pipeline transportation of refined products of petroleum, such as: gasoline and fuel oils; natural gas; mixed, manufactured, or liquefied petroleum gas; or the pipeline transmission of other commodities. The use includes facilities for the transmission of electrical energy for sale, including transmission and distribution facilities.

Outside storage or display is included as part of the use. The use does not include offices or service centers (see "Professional Offices"); equipment and material storage yards (see "Storage Yards"); distribution substations (see "Public Utility Centers"); and power plants (see "Power Generating Plants").

Transit stations and
terminals
Passenger stations for vehicular and mass transit systems; also, terminal facilities providing maintenance and service for the vehicles operated in the transit system. The use includes, but is not limited to, buses, taxis, railway, and ferries. Outside storage or display is included as part of the use.

Transmission and
receiving facilities
Communication facilities for public or quasi-public, commercial, and private electronic, optic, radio, microwave, electromagnetic, and photo-electrical transmission and distribution, such as: repeater and receiving facilities, feeder lines, and earth stations for satellite communications for radio, television, telegraph, telephone, data network, and other microwave applications. The use includes local distribution facilities such as lines, poles, cabinets, and conduits. Outside storage or display is included as part of the use. The use does not include uses described under “Broadcasting Studios.” Transportation routes Public rights-of-way that are improved to permit vehicular, pedestrian, and bicycle travel.

RECREATION
1253
MTAP 2026 Appendix B ǀ 10
Beach recreation Recreational use of a beach, supported by developed facilities such as sanitation facilities, parking, and picnic sites, and nearshore facilities such as multiple-use piers and buoys. Nearshore and foreshore facilities are included in Chapter 81: Permissible Uses and Structures in the Shorezone and Lakezone.

Boat launching
facilities
Recreational establishments that provide boat launching, parking, and shortterm trailer storage for the general public. The storage, mooring, and maintenance of boats are included under "Marinas.” Raft launching is included under "Day Use Areas.” Outside storage or display is included as part of the use.

Cross country ski
courses
Land or premises used as a commercial operation for Nordic skiing. Outside storage or display is included as part of the use.

Day use areas Land or premises, other than “Participant Sports Facilities,” designated by the owner to be used by individuals or the general public, for a fee or otherwise, for outdoor recreation purposes on a daily basis such as regional and local parks, picnic sites, vista points, snow play areas, rafting facilities, playgrounds, and small demonstration areas (amphitheaters or small stages).

Developed
campgrounds
Land or premises designed to be used, let, or rented for temporary occupancy by campers traveling by motorized vehicle, and that contain such facilities as campsites with parking area, barbecue grills, tables, restrooms, and at least some utilities.

Golf courses An area of land laid out for the game of golf, including driving ranges and putting greens. A golf course may include accessory uses such as an eating and drinking place, clubhouse, and general merchandise store. Outside storage or display is included as part of the use.

Group facilities Establishments that provide overnight accommodations and outdoor recreation to organized groups such as recreational camps, group or organized camps, and religious camps.

Marinas Establishments providing water-oriented services, such as yachting and rowing clubs; boat rentals; storage and launching facilities; sport fishing activities; excursion boat and sightseeing facilities; and other marina-related activities, including, but not limited to, fuel sales and boat and engine repair.

Marinas contain water-oriented facilities and structures that are regulated and defined in Chapter 84. Condominiums, hotels, restaurants, and other such uses with accessory water-oriented multiple-use facilities are not considered marinas. Outside storage or display is included as part of the marina use.

Outdoor recreation
concessions
Facilities that are dependent on the use of outdoor recreation areas, such as onsite food and beverage sales, onsite recreational equipment rentals, parasailing, rafting, and onsite recreation instruction. The use also includes outfitter or guide service establishments whose base facilities are located on or near a recreation area, such as horse packing outfitters or snowmobiling outfitters. Outside storage or display is included as part of the use.

Water-oriented
outdoor recreation
concessions
Water-oriented outdoor recreation uses, such as food and beverage facilities at public beaches; fishing guide services; parasailing; recreation equipment rental (e.g., boats, wind surfing and beach equipment); but not including boat slips, boat and engine repair or the sale of fuel.
1254
MTAP 2026 Appendix B ǀ 11
Participant sports
facilities
Facilities for various outdoor sports and recreation including, but not limited to, tennis courts, swim and tennis clubs, ice skating rinks, and athletic fields (non- professional). Outside storage or display is included as part of the use.

Recreation centers Indoor recreation establishments operated by a public or quasi-public agency providing indoor sports and community services, such as swimming pools, ice skating rinks, multi-purpose courts, weight rooms, and meeting and crafts rooms.

Recreational vehicle
parks
Transient lodging establishments engaged in renting, leasing, or otherwise providing overnight sites for trailers, campers, and recreation vehicles with individual utility hookups. The use also includes accessory facilities such as public restrooms, swimming pools, and manager's quarters.

Riding and hiking trails Planned paths for pedestrian and equestrian traffic, including trail heads.

Visitor information
centers
Nonprofit establishments providing visitor information and orientation.

RESOURCE MANAGEMENT
Management
Reforestation Reestablishment of trees on forest land to perpetuate tree cover, such as ground preparation prior to natural seed fall, artificial seeding or planting, fertilizing, and protecting young plants until established. Both mechanical and chemical techniques may be used. In heavily used recreation areas, special tending techniques may be necessary.

Regeneration harvest Removal of all trees in one or more cuts from an area for the purpose of creating a new, even-aged stand, especially one dominated by species intolerant of shade. Openings created by regeneration harvests will be reforested by natural seeding, artificial seeding, or through planting.

Sanitation salvage cut Removal of dead, dying, deteriorating, or highly susceptible trees where insects, disease, animals, fire, wind, or other natural disaster has caused damage. The purpose is to prevent further loss by allowing salvage of wood before it deteriorates.

Selection cut A method for maintaining or producing an uneven aged stand, preferably of mixed species. In the Lake Tahoe Basin, the method may be applied to convert even-aged stands to an uneven aged condition, to maintain scenic quality, to prepare an area for use as a developed recreation site, or to maintain tree cover within a developed recreation site. The use includes annual or periodic removal of individual or small groups of trees in order to realize the yield and establish a new crop.

Special cut The cutting of trees for purposes other than timber production, including reasons such as:

1. Maintenance of a healthy forest so that losses due to insect, disease, or fire will not result in harmful effects to watershed or visual quality on land of Land Capability Districts 1a, 1c, 2, and 1b (stream environment zone), where conventional logging techniques may cause unacceptable water quality impacts or permanent soil damage;
1255
MTAP 2026 Appendix B ǀ 12

2. Maintenance of a healthy forest, removal of hazardous trees, and enhancement of foreground views on land developed for recreational, administrative or private purposes, or land intensively used for dispersed recreation; and

3. Provision of ski trails, conversion of meadow encroachments, provision of vista openings, increase in water yield, or increase in range and wildlife forage. Harvesting may require aerial techniques, and cutting without removal for consumption may be necessary. Cut trees may be utilized on site for fuel wood, wildlife habitat, traffic barriers, or for other purposes.

Thinning Reducing the number of trees in a stand to achieve the desired density for healthy, vigorous, fast-growing trees. See also “Selection Cut.” Timber stand
improvement
Mechanical or chemical investment-type treatments intended to increase the future value of a timber stand by improving the composition, constitution, condition, and/or growth rate of a timber stand, including, but not limited to thinning, pruning, fertilization, and weeding.

Tree farms An area where trees or other vegetation on the TRPA-approved species list are grown for commercial harvest. The use includes establishments where Christmas trees are cultivated or where other native trees and plants are grown for harvest at a later date.

Wildlife and Fishes
Early successional
vegetation
management
Habitat management that results in an area being converted to and/or being maintained in an early successional stage, such as a meadow.

Nonstructural fish
habitat management
Habitat management that maintains or improves fish habitat of any species through non-structural means for the primary purpose of perpetuating the cold water fisheries resource through management of their habitat. Includes stream barrier removal, human access control, protection and enhancement of riparian vegetation, and beaver control.

Nonstructural wildlife
habitat management
Habitat management that maintains or improves wildlife habitat of any species through nonstructural means for the primary purpose of perpetuating viable populations of wildlife species native to the area through management of their habitat. Includes activities such as prescribed burning, snag protection, seeding and planting, maintenance of canopy closure, control of livestock, and access control.

Structural fish habitat
management
Habitat management that includes improvements, such as channel stabilization, fish ladders, the construction and operation of dams, and removal of barriers to fish movement, to benefit specific fish species by replacing or repairing habitat features that have been diminished or altered.

Structural wildlife
habitat management
Habitat management that includes improvements, such as installation of nest structures, creation of snags from green trees, water impoundments, guzzlers, shelters, and fencing, to benefit specific wildlife species by replacing or repairing habitat features that have been diminished or altered.

Range
1256
MTAP 2026 Appendix B ǀ 13
Farm/Ranch accessory
structures
An uninhabited structure or building designed and built to provide cover for cattle, horses, and other related ranch animals, or for storage of farm or ranch implements, supplies, and products. Outside storage or display is included as part of the use. The use does not include any residential use and is not open to the public.

Grazing Utilizing natural forage as subsistence for livestock.

Range improvement Structural and nonstructural improvements and their maintenance designed to increase the forage, make forage areas accessible, provide water, and control livestock movement. The use includes prescribed burning, irrigation, fertilization, water developments, fencing, noxious plant control, type conversion, and seeding.

Range pasture
management
Activities required to manage the use of pastures for grazing. The primary purpose is to utilize a fenced closure or other type of confined area, and the available forage therein, for livestock, such as pack and saddle horses, mules, and cattle.

Open Space
Allowed in all areas of
the region
Land with no land coverage and maintained in a natural condition or landscaped condition consistent with best management practices, such as deed-restricted properties and designated open space areas.

Vegetation Protection
Fire detection and
suppression
Facilities for the detection and suppression of wildfire to protect life, property, public safety, and resource values. The use includes the operation of lookout towers, aircraft, or other surveillance techniques.

Fuels treatment
management
Activities required to treat fuels in order to reduce potential for damaging wildfires and secondarily to enhance visual quality and forest health, such as:
tree cutting, treating slash by lopping and scattering, piling and burning, chipping, hauling slash to another area for utilization, burning or burial, and broadcast burning. The use also includes pruning limbs, removing ladder fuels such as brush and small diameter trees, thinning for adequate crown spacing, removing ground and surface fuels, etc. Any treatment that disrupts the vertical and horizontal continuity of fuels could be included. “Fuels Treatment” is equivalent to the following terms: “Fuels Treatment Management,” “Fuels Management,” “Fire Hazard Reduction,” “Fuel Hazard Reduction,” and “Hazardous Fuels Reduction.”
Insect and disease
suppression
Activities, including use of biological or chemical means, required to suppress wildland infestations of insects or disease, where silvicultural and other management practices have been insufficient to prevent loss of resources.

Prescribed fire/
burning management
Planned burning under controlled conditions to dispose of slash or fuels, control unwanted vegetation, stimulate the growth of vegetation, control insects and pathogens, and maintain natural ecological succession in order to achieve vegetation and wildlife habitat management goals. 1257
MTAP 2026 Appendix B ǀ 14
Sensitive plant
management
Activities or improvements intended to protect, enhance, perpetuate, or increase the habitat of plant species listed by the state, federal government, or the TRPA as threatened, endangered, rare, or sensitive, such as: protective fencing and cages, livestock control, public education, direct control of people access, rerouting of trails, and other protective measures deemed appropriate to secure the survival of the species.

Uncommon plant
community
management
Activities or improvements designed to protect, enhance, or perpetuate and ensure the normal ecological processes of a plant community that is of local, regional, state, or national interest.

Watershed Improvements
Erosion control Structural or nonstructural techniques applied to a particular site or region to prevent or minimize over land loss of soil or nutrients.

Runoff control Structural or nonstructural practices designed to provide reasonable assurance that the runoff water quality standards to the surface or ground waters will be achieved.

Stream environment
zone restoration
The reestablishment of the natural functions of areas that, prior to modification, were directly influenced by the presence of surface water or near surface groundwater and that have been identified by TRPA as a stream environment zone. Reestablishment includes activities such as the removal of fill material or other encroachments, recontouring, revegetation, or restoration of physical, chemical, and biological attributes. The natural functions of an SEZ include the reestablishment of natural floodplains, the provision of wildlife habitat, protection of the soil resource, and filtration of nutrients and sediments from tributary or storm runoff. 1258
MTAP 2026 Appendix C ǀ 1
Appendix C: References
California Employment Development Department. (2023, September 25). Local Area Unemployment Statistics (LAUS). Retrieved August 2024, from California Open Data Portal: https://data.ca.gov/dataset/local-area-unemployment-statistics-laus California Office of Historic Preservation. (n.d.). Built Environment Resource Directory (BERD).

Retrieved from Office of Historic Preservation: https://ohp.parks.ca.gov/?page_id=30338 City of South Lake Tahoe. (2011, May 17). General Plan. Retrieved June 2024, from cityofslt.us:
https://cityofslt.us/575/General-Plan
City of South Lake Tahoe Finance Department. (2020, March 30). Comprehensive Annual Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/Archive.aspx?ADID=132
City of South Lake Tahoe Finance Department. (2020, March 19). Comprehensive Annual Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/ArchiveCenter/ViewFile/Item/134 City of South Lake Tahoe Finance Department. (2022, March 29). Annual Comprehensive Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/ArchiveCenter/ViewFile/Item/136 City of South Lake Tahoe Finance Department. (2023, March 29). Annual Comprehensive Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/ArchiveCenter/ViewFile/Item/147 City of South Lake Tahoe Finance Department. (2024, April 16). Comprehensive Annual Financial Reports Archive. Retrieved August 2024, from City of South Lake Tahoe:
https://www.cityofslt.us/ArchiveCenter/ViewFile/Item/149 DarkSky International and Illuminating Engineering Society. (2024, June). Five Principles for Responsible Outdoor Lighting. (DarkSky International and Illuminating Engineering Society) Retrieved January 2025, from darksky.org.

Guimarães Dodds, L. (2009). WA SHE SHU: ‘The Washoe People’ Past and Present. Retrieved from https://washoetribe.us/articleblogpage/735-Page-washoe-tribe-history-past-and-present Makley, M. (2018). The Small Shall be Strong: A History of Lake Tahoe’s Washoe Indians. Amherst and Boston: University of Massachusetts Press.

Matthews, T., Fuentes, D., Smith, W., & Wildemuth, B. (2025). Disparate Impact Analysis of a Proposed Local Tenant Preference Policy. RSG, INC.

Miller, H., & Root, G. (2021). Historic and Archaeological Resources Report in Support of South Lake Tahoe Master Plan. Sacramento: PaleoWest LLC.
1259
MTAP 2026 Appendix C ǀ 2
South Tahoe Public Utility District (STPUD). (2020, May). Documents. Retrieved September 2024, from STPUD.US: https://www.stpud.us/files/e5d33aac0/2020-Sewer-SystemManagement-Plan.pdf State Water Resources Control Board. (2025). GeoTracker. State of California. Retrieved from https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=south+lake+t ahoe
Tahoe Regional Planning Agency. (2012). Regional Plan. Retrieved 2024 June, from TRPA.gov:
https://www.trpa.gov/wp-content/uploads/Adopted-Regional-Plan.pdf Tahoe Regional Planning Agency. (2020). Regional Transportation Plan. Retrieved September 2024, from Tahoe Regional Planning Agency: https://www.trpa.gov/wpcontent/uploads/documents/2020-RTP-FINAL.pdf 1260
FILER

CITY OF SOUTH LAKE TAHOE PLANNING

PLANNING
[email protected]
(530) 542-7417

FILING FOR
Tahoe Daily
Tribune

INTERIM AD DRAFT
This is the proof of your ad scheduled to run in Tahoe Daily Tribune on the dates indicated below. If changes are needed, please contact us prior to deadline at (530) 541-3880.

Notice ID: DUeDzlgVQxeLaaRp7hAb | Proof Updated: Aug. 24, 2026 at 09:44am PDT Notice Name: MTAP @ CC Sept 8 Notice 2
This is not an invoice. Below is an estimated price, and it is subject to change. You will receive an invoice with the final price upon invoice creation by the publisher.

Columns Wide: 2
Total Column Inches: 9.98
Number of Lines: 50
Ad Class: Legals
08/28/2026: Other 139.20
Internet Flat Fee Charge 40.00
Affidavit flat charge 10.00
Subtotal $189.20
Tax $0.00
Processing Fee $0.00
Total $189.20
See Proof on Next Page
MTAP @ CC Sept 8 Notice 2 - Page 1 of 2
1261
MTAP @ CC Sept 8 Notice 2 - Page 2 of 2
1262
FILER

CITY OF SOUTH LAKE TAHOE PLANNING

PLANNING
[email protected]
(530) 542-7417

FILING FOR
Tahoe Daily
Tribune

INTERIM AD DRAFT
This is the proof of your ad scheduled to run in Tahoe Daily Tribune on the dates indicated below. If changes are needed, please contact us prior to deadline at (530) 541-3880.

Notice ID: w0Febb5skFPdnRtFq1D3 | Proof Updated: Aug. 10, 2026 at 09:22am PDT Notice Name: MTAP @ CC Sept 8 Notice
This is not an invoice. Below is an estimated price, and it is subject to change. You will receive an invoice with the final price upon invoice creation by the publisher.

Columns Wide: 2
Total Column Inches: 8.98
Number of Lines: 45
Ad Class: Legals
08/14/2026: Other 125.78
Internet Flat Fee Charge 40.00
Affidavit flat charge 10.00
Subtotal $175.78
Tax $0.00
Processing Fee $0.00
Total $175.78
See Proof on Next Page
MTAP @ CC Sept 8 Notice - Page 1 of 2
1263
MTAP @ CC Sept 8 Notice - Page 2 of 2
1264
Market and Financial Feasibility Analysis
for the
Mid-Town Area/ Specific Plan
Prepared for:

Prepared by:

WBA Job No. 0034-04-029
August 24, 2026
1265
Table of Contents
Chapter 1: Summary of Results …………………………………………………………………………………………….2 Introduction and Description of Assignment ……………………………………………………………………………………………..2 Overall Summary of Feasibility Results….……………………………………………………………………………………….…………..6 Chapter 2: Market Assessment………..…………………….…..…..……………………………………………….……6 Market Area Definition and Position ……………...………………………………..……………………………………………………….6 Market Indicators for Commercial Development……………………………..………………………………………………………..6 Opportunity Sites………………………….……………………………………………………………………………………………….…………11 Chapter 3: Development Feasibility Analysis…………………………………………….………….…..…………13 Prototype Definition ……………...………………………….…………………………..……………………………………………………….13 Financial Feasibility Results ………………………………….....….……………..…………………………………………………………..15 Financial Feasibility Analysis – Key Assumptions………………………………………………………………………………...….…16 Appendix A: Detailed Feasibility Calculations
Table A-1: Financial Feasibility: Commercial Development Prototype 1 (Al Tahoe Center) Table A-2: Financial Feasibility: Commercial Development Prototype 1 ALTERNATIVE (Al Tahoe Center) Table A-3: Financial Feasibility: Commercial Development Prototype 2 (Tahoe Sierra Business District) Table A-4: Financial Feasibility: Commercial Development Prototype 2 ALTERNATIVE (Tahoe Sierra Business District)
Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 1 of 20
1266

1. Summary of Results
Introduction and Description of Assignment
WBA Land Use Strategies (WBA) has been retained by the City of South Lake Tahoe (City) to assess the market and feasibility implications of the proposed Mid-Town Area/ Specific Plan (MTAP or Plan), which is currently considered for adoption by the City. The purpose of the Financial Feasibility Analysis (Analysis) is to shed light on whether the updated development standards included in the proposed Plan are likely to have a meaningful effect on the new commercial development within the Plan area.

The key question(s) that this Analysis seeks to answer are:
• What is the role of commercial real estate in the MTAP area, and what characterizes the market for commercial development in the MTAP?
• How will the policies in the MTAP likely to affect the financial feasibility of desired new development types within the Plan area?
WBA recognizes that there are certain limitations and conditions that apply to this Analysis, including:
• Development prototypes were developed in concert with the City and represent high-level examples of the types of development that the Plan will allow. In practice, the type, intensity, and character of development actually constructed in the plan area may differ. • This is an illustrative exercise to demonstrate how the Plan is likely to affect commercial development within the MTAP. The findings presented herein are not a guarantee of specific results, but instead demonstrate broad conclusions in the development feasibility of the plan, based on a reasonable set of assumptions and accepted industry practices. • The assumptions utilized in this financial feasibility analysis reflect 2026 dollars and are representative of today’s current market conditions, i.e., present day development costs, commercial lease rates, operating expenses, and developer return targets. Any significant increases or decreases in these key market- and industry factors will impact the financial pro forma outcomes and conclusions regarding project feasibility of selected prototypes. • WBA has obtained market data from industry professionals and reputable data sources.

However, certain assumptions may be refined over time as better information becomes available.

Overall Summary of Feasibility Results
Key conclusions reached in this study include:
• Developing new commercial development in the City is a challenging endeavor in today’s market, owing to the high cost of construction, inconsistent demand from tourism, and relatively small demand from the full-time local population of the area.

Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 2 of 20
1267
• The MTAP is further challenged by lower lease rates compared to other areas of the City, presenting further challenges for new commercial development or redevelopment in the Plan area.
• Given these headwinds, there are opportunities for development and re-development within the MTAP, with several well-located and sizable development sites within the MTAP. • The proposed development standards in the Plan, including reduced parking requirements, additional height allowances, the availability of additional land coverage, and the addition of housing as an allowed use all serve to improve the financial feasibility prospects for commercial development.
• The Analysis has studied commercial development “prototypes” and evaluated the financial feasibility of developing these prototypes, both under “current” conditions as well as under the revised development standards proposed in the MTAP. The prototypes and alternatives studied in this Analysis are summarized in Figure 1 below:
• While development protypes are not financially-feasible under current conditions, the increased intensity of development allowed in the MTAP significantly increases the amount of revenue that can be generated on a given parcel, and meaningfully improves the financial feasibility prospects for new commercial development. Figure 2 below summarizes the results of the Analysis for both current conditions (“status quo”) and using the revised development standards as proposed in the MTAP.

Development Standard Existing Conditions Proposed MTAP
Al Tahoe Center
Height and Roof Pitch TRPA Code of Ord. Table 37.4.1-1 46 feet max. w. 3/12 roof pitch Multi-Family Development None - not allowed Allowed, 8 - 65 Units/ Acre Allowable Land Coverage 30% 70%
Parking Requirements SLTCC 6.10.410 30% reduction from SLTCC 6.10.410 Commercial Floor Area [1] 18,768 64,817
Floor-Area-Ratio (FAR) 0.23 0.8
Tahoe Sierra Business District
Height and Roof Pitch TRPA Code of Ord. Table 37.4.1-1 46 feet max. w. 3/12 roof pitch Multi-Family Development Special Use - 15 units/ acre max. Allowed, 6 - 65 Units/ Acre Allowable Land Coverage 30% 70%
Parking Requirements SLTCC 6.10.410 30% reduction from SLTCC 6.10.410 Commercial Floor Area [1] 4,825 23,894
Floor-Area-Ratio (FAR) 0.23 0.80
Prepared by WBA
Sources: City of South Lake Tahoe and WBA
Figure 1
Development Prototypes Studied in This Analysis
Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 3 of 20
1268
As shown, both prototypes are shown to be infeasible under current (“status quo” conditions), in fact the estimated return on cost is negative. This is not surprising, given the lack of new commercial development occurring within the MTAP area. However, under the revised development standards in the MTAP, the results are significantly improved. Prototype 1 Commercial Development at the Al Tahoe Center is estimated to just barely reach financial feasibility threshold of 15 percent return on cost. Prototype 2 Commercial Development at the Tahoe Sierra Business District is estimated to reach a return on cost of over 10 percent, which is better than the status quo conditions, but does not quite reach the financial feasibility threshold of 15 percent, which is generally considered in this Analysis to denote a “financially-feasible” project. If conditions change marginally in the future by seeing increased lease rates/ building values or decreased development costs, then this prototype may indeed reach the 15 percent financial feasibility threshold.
• The very high cost of construction in Lake Tahoe, along with relatively soft demand for localserving retail, office, or similar types of commercial development make it difficult for these types of developments to “pencil out” for a private developer. Certain incentives such as reducing or postponing development fees or TRPA commodities costs or other strategies may improve financial feasibility prospects in the future. Alternatively, if construction costs come down, land values come down, or if lease rates increase significantly as stimulated by an increase in demand), financial feasibility prospects will improve.

Item Status Quo MTAP
Prototype 1: Al Tahoe Center Commercial Development
Estimated Net Operating Income $404,375 $1,135,205
Net Sale Proceeds $7,844,881 $22,022,976
Total Project Costs $7,946,604 $19,129,291
Net Feasibility Surplus/ (Shortfall) ($101,723) $2,893,685 Return on Cost -1.3% 15.1%
Prototype 2: Tahoe Sierra Business District Commercial Development Estimated Net Operating Income $103,959 $280,312
Net Sale Proceeds $2,016,813 $5,438,048
Total Project Costs $2,046,882 $4,936,608
Net Feasibility Surplus/ (Shortfall) ($30,069) $501,440 Return on Cost -1.5% 10.2%
Prepared by WBA
Figure 2
Summary of Results of Pro Forma Financial Feasibility Analysis Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 4 of 20
1269
• It should be noted that while this study focuses on potential commercial development within the MTAP, residential development is also likely to be stimulated by the proposed policies of the Plan. In fact, one of the key features of the MTAP is that it encourages residential development by making residential an allowable use in many districts that previously did not allow it, and also by allowing higher building heights, allowable density and additional land coverage.

Incorporating residential development, and of greater intensity in, will only serve to improve the financial feasibility prospects of mixed use/ commercial development in the Plan, although this was not specifically studied in this Analysis.

Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 5 of 20
1270

2. Market Assessment
Market Area Definition and Position
The MTAP occupies a unique position within the City, as it provides an important connection through the center of the of the community and serves several important economic functions. The MTAP spans the corridor between two important “bookend” anchors of the City, namely the Tourist Core area and the “Y” at the western edge. The tourism core of the City is generally agreed upon to exist in the Stateline area at the eastern edge of the City near the California/ Nevada border, and is characterized by a much higher concentration of visitor-serving businesses, such the four major casinos, the Heavenly Ski Resort gondola access, plentiful lodging properties, and key shopping areas. On the opposite side of the City, near the “Y,” there are larger shopping centers which tend to be more tailored to local residents and include businesses such as grocery stores, pharmacies pet stores, clothing stores, sporting goods, etc.

The MTAP connects these two important community anchors, and allows for a high degree of flexibility in its makeup and function that is neither strictly visitor-oriented nor local-oriented. Local-serving commercial businesses and services are prevalent through this area. Office users are already an emerging user type, with the CoWork Tahoe property offering high-quality office space of various sizes and configurations. Other office-oriented buildings include the newly-renovated Keep Tahoe Blue headquarters, the Lake Tahoe Unified School District administrative buildings, the Lake Tahoe Community College, and others demonstrate the district’s propensity toward businesses and publicservice users that are not explicitly tied to tourism.

Market Indicators for Commercial Development
Commercial Lease Rates
Figure 3, below, shows current commercial real estate listings in the City. WBA has separated the listings into three primary categories: those within the MTAP area (or immediate vicinity), those to the west of the MTAP (near the “Y”) and those to the east of the MTAP (near Stateline). As shown, properties within the MTAP have an average asking lease rate of $29.57 per square foot (per year), which is slightly higher than the properties near the “Y” ($24.91 per square foot) but significantly lower than the properties near Stateline ($52.50 per square foot).

Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 6 of 20
1271

Lease Rate
Property Per S.F./ Yr Notes
Properties Within MTAP Boundary
3045 Harrison $33.00 Two story office/ retail commercial space 3450 Lake Tahoe Blvd. (Old Tep's Building) $33.00 Former restaurant/ general retail space 2489 Lake Tahoe Blvd. (Tahoe Star Building) $30.00 Two story office space 3091 Harrison Ave. (Pioneer Center) $27.00 One-story retail 3053 Harrison Ave. (Pioneer Center) $30.00 Two story office/ retail commercial space 2719 Lake Tahoe Blvd $30.00 Warehouse with detached storage building 1029 Takela Dr $24.00 Retail space within OMNI yoga building Average Properties Within MTAP Boundary $29.57
Range Properties Within MTAP Boundary $24.00 - $33.00
Properties West of MTAP (Near the "Y")
1077 4th Street $21.00 Professional/ Medical Office
821 Roger/ Alpina Café $24.00 Former café
2297 - 2301 Lake Tahoe Blvd. (Tahoe Keys Center) $24.00 Tahoe Keys Center 2074 Lake Tahoe Blvd $20.56 Retail/ Medical Office
2311 Lake Tahoe Blvd. (Tahoe Plaza) $27.00 Two story office space 960 Emerald Bay Road $27.00 Ground floor retail; office space on second level 1056 Emerald Bay Rd $20.00 1st floor retail space in Raley's lot at the Y 2042 Lake Tahoe Blvd $27.00 Two separate first floor suites in Big 5 shopping center at Y 2048-2050 Dunlap Dr $25.50 Four different suites in two-story office building 870 Emerald Bay Rd $33.00 Two different suites in two-story office building Average $24.91
Range $20.00 - $33.00
Properties East of MTAP (Near Stateline)
4000 Lake Tahoe Blvd $39.00 Two separate first floor suites in Heavenly Village lot 4125 Lake Tahoe Blvd $66.00 Retail space next to Zalanta Average $52.50
Range $39.00 - $66.00
Average - Citywide $26.83
Range - Citywide $20.00 - 66.00
Source: Loopnet.com, as of August 1, 2026
Prepared by WBA
Figure 3
Active Commercial Real Estate Listing in the City of South Lake Tahoe Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 7 of 20
1272
Sales Tax Collections
Commercial development is driven by spending from both local residents and non-residents. Figure 4 below shows the change in sales tax collections in the City since 2019, which provides context into the overall health of the commercial real estate market. As shown, sales tax collections in the City have experienced a notable increase after 2020 and have remained relatively consisten since that time.

Source: City of South Lake Tahoe Finance Department
Population Changes
Population fluctuations have been an ongoing issue in the City for decades. While the City saw significant population gains in the 1960’s, 1970’s, and 1980s, that growth began to taper off in the 1990’s before beginning a prolonged period of decline beginning around the year 2000 and continuing for the subsequent two decades. This trend is particularly important in regard to commercial land utilization, since resident spending is a large driver of commercial real estate, especially in the MTAP which tends to have more local-serving businesses than other areas of the City. When population fluctuates, it represents unpredictability and risk for the local-serving business community and particularly for speculative commercial development.

Figure 5 shows populations changes in the City from 1980 through 2026, as estimated by the California Department of Finance. As shown, the population decline which started near the turn of the century had concluded around 2014, and since that time, significant variability in population has been observed.

Most notably, the City’s population “spiked” around 2020 and 2021, coinciding with the COVID-19 “lockdowns” which saw significant new residents relocate to Tahoe as work-from-home policies were enacted and many workers desired to leave crowded cities for more dispersed communities such as South Lake Tahoe. Since that time, population figures have demonstrated a high degree of variability each year but remain significantly higher than pre-COVID levels.

Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 8 of 20
1273
Source: California Department of Finance, E-5 Reports
Opportunity Sites
There are several “Opportunity Sites” that have been identified in a list of Vacant and Underused Properties developed by the City during the preparation of the MTAP, the City’s Housing Element, economic development planning, and other City initiatives. This list was created in order to provide recommended priority sites that may meet the City’s goals for revitalization and to encourage prospective developers to evaluate these potential assets.

The term “underused” is defined in this case as a property with multiple tenant spaces where one or more spaces has been vacant for 120 days or more.

Figure 6 below identifies properties considered “Vacant” or “Underutilized” within the MTAP. It should be noted that this list does not represent the complete inventory of all properties that are candidates for redevelopment within the MTAP, but which sheds light on the number and character of notable sites which could benefit from the policies of the MTAP and add new commercial development to the City’s inventory.

Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 9 of 20
1274
Property Address Acreage
Sunray Motel Property 2659 Lake Tahoe Blvd. 1.24
Former Ahern Rentals 2724 Lake Tahoe Blvd. 0.80
Don Cheepo 3349 Lake Tahoe Blvd. 0.11
Sato / Cup o Cherries 3434 - 3436 Lake Tahoe Blvd. 0.52 1022 Fairway 1022 Fairway 0.17
Advance Garden Supply 2719 Lake Tahoe Blvd. 0.42
3097 Harrison 3097 Harrison 0.92
Prepared by WBA
Figure 6
Opportunity Sites Within MidTown Area/ Specific Plan
Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 10 of 20
1275

3. Development Feasibility Analysis
This Chapter describes the key assumptions, calculations, and results of the pro forma financial feasibility testing prepared for the MTAP. This analysis was performed to understand the ability for a commercial development project to achieve financial feasibility from a private developer, and the impact of proposed changes in the MTAP. In consultation with City staff, WBA has developed two hypothetical development concepts, referred to as “Prototypes” herein. Each prototype was tested for its financial feasibility prospects under “status quo” conditions (before the adoption of the MTAP), as well as under an alternative scenario under which the revised development standards of the MTAP allow for more intensive development.

Prototype Definition
Prototype 1: Al Tahoe Center Commercial Development Under Current Conditions Prototype 1 envisions commercial development on a vacant parcel within the Al Tahoe Center district, as defined in the Plan as the area at the intersection of Lake Tahoe Boulevard and Al Tahoe Boulevard.

Under current conditions (prior to the adoption of the MTAP), any new commercial development would likely comprise “typical” commercial development typologies, similar to what currently exists within this district. This may include some combination of local- or tourist-serving businesses such as restaurants, small grocery or pharmacy, gyms, hair salons, or other similar users are likely to occur within this prototype. Office-oriented uses such as real estate offices, accountants, attorneys, or others may also be interspersed within the development.

This district has larger parcels than other areas of the City, with an average parcel size of 1.86 acres (according to the City). Given the limitations on land coverage and allowable height, this type of development would likely comprise one-story commercial, and it is assumed that the typical floor-arearation (FAR) is 0.23, which is similar to other nearby shopping centers, including the current Al Tahoe Shopping Center.

Prototype 1 Alternative: Al Tahoe Center Commercial Development Under MTAP Design Standards Under the proposed MTAP, key policies that would allow for greater intensity in commercial development. Reduced parking requirements, additional allowable height, and additional allowable land coverage translate to commercial buildings of higher development intensity and which contain additional leasable area, translating to higher leasing revenues and greater profitability, on average. The prototype alternative is envisioned as primarily consisting of retail space on the ground floor, with additional office space on the second and third levels.

Key Attributes of the Al Tahoe Center Prototype and Alternative are summarized in Figure 7 below.

Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 11 of 20
1276
Prototype 2: Tahoe Sierra Business District Commercial Development Under Current Conditions The second major prototype studied in this analysis envisions commercial development within the Tahoe Sierra Business District, which generally spans the area along Highway 50 between the Upper Truckee River and Trout Creek. Similar to Prototype 1 above, Prototype 2 is characterized by highwayoriented, low intensity commercial development with one story buildings, ample parking, and an average FAR of 0.23. The Tahoe Sierra Business District is generally characterized by smaller lot sizes than some other areas of the City, with a typical lot size of 0.48 acres. Given these FAR and lot size factors, the assumed building size for this development type is 4,825 building square feet.

Prototype 2 Alternative: Tahoe Sierra Business District Commercial Development Under MTAP Design Standards
As with the Al Tahoe Center commercial prototypes described above, WBA has analyzed the impact of the MTAP’s policies that would allow for greater intensity in commercial development. Reduced parking requirements, additional allowable height, and additional allowable land coverage translate to commercial buildings of higher development intensity and which contain additional leasable area, translating to higher leasing revenues and greater profitability, on average. Similar to the Prototype 1 Alternative, the Prototype 2 Alternative is envisioned as primarily consisting of retail space on the ground floor, with additional office space on the second and third levels.

Key Attributes of the Tahoe Sierra Business District Prototype and Alternative are summarized in Figure 8 below.

Development Standard Existing Conditions Proposed MTAP
Height and Roof Pitch TRPA Code of Ord. Table 37.4.1-1 46 feet max. w. 3/12 roof pitch Multi-Family Development None - not allowed Allowed, 8 - 65 Units/ Acre Allowable Land Coverage 30% 70%
Parking Requirements SLTCC 6.10.410 30% reduction from SLTCC 6.10.410 Stories 1 Story 3 Stories
Commercial Floor Area [1] 18,768 64,817
Floor-Area-Ratio (FAR) 0.23 0.80
Prepared by WBA
Sources: City of South Lake Tahoe and WBA
[1] Assumes 1.86 acre parcel (which is the average for this district, per CSLT).

Figure 7
Al Tahoe Center - Commercial Development
Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 12 of 20
1277
Financial Feasibility Results
WBA has analyzed the financial feasibility prospects for the two Prototypes under current conditions (prior to the adoption of the MTAP) as well as under an alternative scenario that includes the updated development standards of the MTAP.

The financial feasibility analysis evaluates the implications of constructing prospective projects under current market conditions to determine whether they would “pencil out” for a private-sector developer.

The analysis estimates revenue generated primarily through leasing, minus annual operating costs, to arrive at annual net operating income (NOI). This NOI is used to estimate the property’s potential sale value based on comparable assets. This estimated value is then compared with total development costs, including land, entitlement, design, financing, builder fees, and related expenses, to determine the project’s potential profit to the developer. Return expectations vary by developer depending on perceived risk and alternative investment opportunities. Generally, a project should generate at least a 15 to 20 percent return on investment to be considered feasible. If a project is not reasonably expected to meet that threshold, a private developer would be unlikely to assume the associated risk to carry out the project
A summary of the financial feasibility results for each Prototype and Alternative are shown Figure 2 at the beginning of this report, and is repeated below in Figure 9. More detailed calculations and results for each prototype and alternative are shown in Appendix A.

The Analysis demonstrates that under current (“status quo”) conditions, the new commercial development is infeasible and neither prototype achieves the desired 15 percent threshold. However, under the development standards proposed in the MTAP, the financial feasibility prospects are improved significantly, achieving a 15.1 percent return in the Al Tahoe Center Commercial (Prototype 1A) and a 10.2 percent return in the Tahoe Sierra Business District (Prototype 2A). While the Al Tahoe alternative achieves the 15 percent return threshold that denotes a “feasible” project in this Analysis, Development Standard Existing Conditions Proposed MTAP
Height and Roof Pitch TRPA Code of Ord. Table 37.4.1-1 46 feet max. w. 3/12 roof pitch Multi-Family Development Special Use - 15 units/ acre max. Allowed, 6 - 65 Units/ Acre Allowable Land Coverage 30% 70%
Parking Requirements SLTCC 6.10.410 30% reduction from SLTCC 6.10.410 Stories 1 Story 3 Stories
Commercial Floor Area [1] 4,825 16,727
Floor-Area-Ratio (FAR) 0.23 0.80
Prepared by WBA
Sources: City of South Lake Tahoe and WBA
[1] Assumes 0.48 acre parcel (which is the average for this district, per CSLT).

Figure 8
Tahoe Sierra Business District - Commercial Development Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 13 of 20
1278
the Tahoe Sierra Business District falls a bit short of this threshold but still shows a significantly improved result under the MTAP’s revised development standards.

Financial Feasibility Analysis – Key Assumptions
Some additional information on the assumptions used in the feasibility calculations for the Development Prototypes include:
• Monthly Lease Rates. Based on a review of active commercial real estate listings as of the time of this report, as well as input from local real estate brokers, this Analysis uses of $36.00 per square foot (per year) for retail development, and $24.00 per square foot for office development (typically on the second or third floors in these development prototypes). • Net Operating Income. Net operating income is the annual amount that is left over after all revenues are generated and operating costs are deducted. Operating costs were estimated for the project based on costs at similar apartment communities in the region, as provided by Loopnet, and interviews with local apartment developers/ operators.

Status Quo MTAP
Item Total Total
Prototype 1: Al Tahoe Center Commercial Development
Estimated Net Operating Income $404,375 $1,135,205
Net Sale Proceeds $7,844,881 $22,022,976
Total Project Costs $7,946,604 $19,129,291
Net Feasibility Surplus/ (Shortfall) ($101,723) $2,893,685 Return on Cost -1.3% 15.1%
Prototype 2: Tahoe Sierra Business District Commercial Development Estimated Net Operating Income $103,959 $280,312
Net Sale Proceeds $2,016,813 $5,438,048
Total Project Costs $2,046,882 $4,936,608
Net Feasibility Surplus/ (Shortfall) ($30,069) $501,440 Return on Cost -1.5% 10.2%
Prepared by WBA
Figure 9
Summary of Results of Pro Forma Financial Feasibility Analysis Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 14 of 20
1279
• Capitalization Rates. Capitalization rates (or “cap rates”) describe the relationship between NOI and the estimated market value of a property. The cap rate used in this Analysis is 5.0%, which is in-line with similar commercial real estate assets in the Lake Tahoe region. • Land Costs. The Analysis assumes that land would be purchased at approximately $1,500,000 per acre, which is in line with other recent sales and current listing along the Highway 50 corridor.
• Direct Construction Costs. Construction cost assumptions used in the Analysis are from RS Means, and adjusted for the prototypes based on WBA experience and input from local experts.

These cost estimates represent the most recent and accurate estimates for total construction costs that prospective developer would incur in order to offer the units for sale to qualified buyers. Certain key assumptions or adjustments are listed below:
• Soft Costs.
o The Analysis assumes all required TRPA commodities, fees, and other costs charged by TRPA are included in the Cumming estimates. This assumption may require additional review and refinement.
o The construction costs are applied a 30% factor across the board for project soft-costs, which include architectural and engineering fees, permitting fees, TRPA development commodities (such as Commercial Floor Area and [CFA] and land coverage), developer/ construction contingencies, permits, project management, and other costs not directly related to hard construction. Based on discussions with other experts with experience in this field, this is a conservative yet reasonable assumption. • Developer Profit. The analysis assumes that a prospective developer would achieve a reasonable level of financial return, which is assumed to be a 15% return on total project costs.

This assumption is consistent with WBA experience and is in-line with other similar feasibility studies. In reality, different developers have appetites for risk and have varying expectations for levels of return. The expectations of individual developers may be higher or lower than those used here. This assumption is subject to refinement in a future update of the Analysis.

Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 15 of 20
1280
Appendix A: Detailed Feasibility Calculations
Table A-1: Financial Feasibility: Commercial Development Prototype 1 (Al Tahoe Center) Table A-2: Financial Feasibility: Commercial Development Prototype 1 ALTERNATIVE (Al Tahoe Center)
Table A-3: Financial Feasibility: Commercial Development Prototype 2 (Tahoe Sierra Business District)
Table A-4: Financial Feasibility: Commercial Development Prototype 2 ALTERNATIVE (Tahoe Sierra Business District)
Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 16 of 20
1281
Project
Item Assumption Value
Protype Description and Assumptions
Prototype Commercial Development
Scenario Existing Conditions (Pre-MTAP)
Location Al Tahoe Center
Site Area (Acres) 1.86
Site Area (SF) 81,022
Allowable Coverage 30%
Commercial Space - Sq. Ft. 18,768
Floor-Area-Ratio 23%
Net Operating Income - Commercial
Gross Building SF 18,768
Rentable SF 95% Efficiency Ratio 17,830
Rentable Retail Sq. Ft. (Ground Floor) 17,830
Rentable Office Sq. Ft. (Upper Floors) 0
Rent ($/SF/year)
Rent - Retail Space $36.00 per SF $641,866
Rent - Office Space $24.00 per SF $0
Subtotal Rent $641,866
Less Vacancy Factor 10% ($64,187)
Annual Gross Revenue $577,679
Less Operating Expenses 30% ($173,304)
Net Operating Income $404,375
Capitalized Value 5% cap rate $8,087,507
Less Cost of Sale 3% ($242,625)
Net Sale Proceeds $7,844,881
Construction Costs
Land $1,500,000 per acre $2,790,000
Site Preparation $15.00 per land SF $1,215,324
Direct Construction Costs - Retail [1] $150.00 per building SF $2,815,200 Direct Construction Costs - Office [1] $175.00 per building SF $0 Soft Costs 30% of hard costs $844,560
Total Estimated Construction Cost $7,665,084
Financing Costs 10% of direct costs $281,520
SUBTOTAL COSTS $7,946,604
Feasibility Surplus/ (Gap) ($101,723)
Return on Cost -1.3%
Prepared by Wells Barnett Associates
[1] Includes pro rata share of non-leaseable area.

Table A-1
Financial Feasibility: Commercial Development Prototype 1 (Al Tahoe Center) Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 17 of 20
1282
Project
Item Assumption Value
Protype Description and Assumptions
Prototype Commercial Development
Scenario MTAP Standards
Location Al Tahoe Center
Site Area (Acres) 1.86
Site Area (SF) 81,022
Allowable Coverage 70%
Commercial Space - Sq. Ft. 64,817
Floor-Area-Ratio 70%
Net Operating Income - Commercial
Gross Building SF 64,817
Rentable SF 95% Efficiency Ratio 61,576
Rentable Retail Sq. Ft. (Ground Floor) 20,525
Rentable Office Sq. Ft. (Upper Floors) 44,292
Rent ($/SF/year)
Rent - Retail Space $36.00 per SF $738,914
Rent - Office Space $24.00 per SF $1,062,999
Subtotal Rent $1,801,913
Less Vacancy Factor 10% ($180,191)
Annual Gross Revenue $1,621,721
Less Operating Expenses 30% ($486,516)
Net Operating Income $1,135,205
Capitalized Value 5% cap rate $22,704,099
Less Cost of Sale 3% ($681,123)
Net Sale Proceeds $22,022,976
Construction Costs
Land $1,500,000 per acre $2,790,000
Site Preparation $15.00 per land SF $1,215,324
Direct Construction Costs - Retail [1] $150.00 per building SF $3,240,850 Direct Construction Costs - Office [1] $175.00 per building SF $7,561,983 Soft Costs 30% of hard costs $3,240,850
Total Estimated Construction Cost $18,049,007
Financing Costs 10% of direct costs $1,080,283
SUBTOTAL COSTS $19,129,291
Feasibility Surplus/ (Gap) $2,893,685
Return on Cost 15.1%
Prepared by Wells Barnett Associates
[1] Includes pro rata share of non-leaseable area.

Table A-2
Financial Feasibility: Commercial Development Prototype 1 (Al Tahoe Center) Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 18 of 20
1283
Project
Item Assumption Value
Protype Description and Assumptions
Prototype Commercial Development
Scenario Existing Conditions (Pre-MTAP)
Location Tahoe Sierra Business District
Site Area (Acres) 0.48
Site Area (SF) 20,909
Allowable Coverage 30%
Commercial Space - Sq. Ft. 4,825
Floor-Area-Ratio 23%
Net Operating Income - Commercial
Gross Building SF 4,825
Rentable SF 95% Efficiency Ratio 4,584
Rentable Retail Sq. Ft. (Ground Floor) 4,584
Rentable Office Sq. Ft. (Upper Floors) 0
Rent ($/SF/year)
Rent - Retail Space $36.00 per SF $165,015
Rent - Office Space $24.00 per SF $0
Subtotal Rent $165,015
Less Vacancy Factor 10% ($16,502)
Annual Gross Revenue $148,514
Less Operating Expenses 30% ($44,554)
Net Operating Income $103,959
Capitalized Value 5% cap rate $2,079,189
Less Cost of Sale 3% ($62,376)
Net Sale Proceeds $2,016,813
Construction Costs
Land $1,500,000 per acre $720,000
Site Preparation $15.00 per land SF $313,632
Direct Construction Costs - Retail [1] $150.00 per building SF $723,750 Direct Construction Costs - Office [1] $175.00 per building SF $0 Soft Costs 30% of hard costs $217,125
Total Estimated Construction Cost $1,974,507
Financing Costs 10% of direct costs $72,375
SUBTOTAL COSTS $2,046,882
Feasibility Surplus/ (Gap) ($30,069)
Return on Cost -1.5%
Prepared by Wells Barnett Associates
[1] Includes pro rata share of non-leaseable area.

Table A-3
Financial Feasibility: Commercial Development Prototype 1 (Tahoe Sierra Business District) Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 19 of 20
1284
Project
Item Assumption Value
Protype Description and Assumptions
Prototype Commercial Development
Scenario Existing Conditions (Pre-MTAP)
Location Tahoe Sierra Business District
Site Area (Acres) 0.48
Site Area (SF) 20,909
Allowable Coverage 70%
Commercial Space - Sq. Ft. 16,727
Floor-Area-Ratio 70%
Net Operating Income - Commercial
Gross Building SF 16,727
Rentable SF 95% Efficiency Ratio 15,891
Rentable Retail Sq. Ft. (Ground Floor) 5,297
Rentable Office Sq. Ft. (Upper Floors) 10,594
Rent ($/SF/year)
Rent - Retail Space $36.00 per SF $190,688
Rent - Office Space $24.00 per SF $254,251
Subtotal Rent $444,939
Less Vacancy Factor 10% ($44,494)
Annual Gross Revenue $400,445
Less Operating Expenses 30% ($120,134)
Net Operating Income $280,312
Capitalized Value 5% cap rate $5,606,235
Less Cost of Sale 3% ($168,187)
Net Sale Proceeds $5,438,048
Construction Costs
Land $1,500,000 per acre $720,000
Site Preparation $15.00 per land SF $313,632
Direct Construction Costs - Retail [1] $150.00 per building SF $836,352 Direct Construction Costs - Office [1] $175.00 per building SF $1,951,488 Soft Costs 30% of hard costs $836,352
Total Estimated Construction Cost $4,657,824
Financing Costs 10% of direct costs $278,784
SUBTOTAL COSTS $4,936,608
Feasibility Surplus/ (Gap) $501,440
Return on Cost 10.2%
Prepared by Wells Barnett Associates
[1] Includes pro rata share of non-leaseable area.

Table A-4
Financial Feasibility: Commercial Development Prototype 1 (Tahoe Sierra Business District) Market and Financial Feasibility Analysis for the
Mid-Town Area/ Specific Plan
August 24, 2026 Page 20 of 20
1285
City Council
September 8, 2026
Mid-Town Area Plan
Recommended Adoption of the Area Plan and Initial
Study/Negative Declaration
1286
Contents • Introduction • Plan development process • Districts summary • General proposed changes • Implementation strategies • Questions 1287 Area Plan Introduction
3 Before
After
• Provide direction for a specific area
• Build on General Plan goals and
policies
• Transportation and Circulation
• Recreation and Open Space
• Land Use and Community Design
• Long range planning document, 20-
year vision
• Allowed land uses
• Minimum and maximum densities
• Site design standards
• Building design standards
• Public improvements
1288
Area Plan Development Process
4 Public Hearings
May 7, 2024 City Council project kick-off
June 4, 2024 City Council adoption of PSA with Design Workshop August 21, 2024 Parks and Recreation Commission Bijou Park scenarios September 10, 2024 Discussion of priorities with City Council November 12, 2024 Public art discussion at Arts, Culture, and Tourism Commission May 15, 2025 Planning Commission review of design standards May 28, 2025 Presentation of project goals and direction to TRPA Regional Plan Committee August 12, 2025 City Council review of design standards, policies, and implementation strategies
Further Outreach
• Community events (3)
• Open houses (4)
• Community organization presentations (2)
• Stakeholder meetings (13, virtual and in person)
• Stakeholder workshops (2, two-day sessions)
• Coordination with partner agencies (6).
• Online public comment application
• Adjacent efforts: Councilors of Real Estate’s Transforming Neighborhoods initiative and Tahoe Chamber South Shore
Business Walk
1289
5 Mid-Town Goals: Revitalization
• Implement policy and design standards that support all housing types • Emphasize the area as an arts and culture center
• Consider unique needs of public service uses within the plan area • Identify enhancements and gaps to work towards a safe and interconnected active transportation network
• Explore community demand/desire for enhancements to recreation assets • Develop an implementation chapter that provide incentives and to achieve plan goals
1290
6 Proposed Zoning
Harrison/Sandy District
Public Service Center
Bijou Recreation District
Al Tahoe Center
LTCC
Sierra Tahoe Business District
Town Center Overlay
Shorezone Tolerance District 4
Stream Restoration Area
Districts
Special Designations
1291
Al Tahoe Center
7 Development Standard Existing Proposed (units/acre)
Multifamily Density - 8-65 (A1 – condos only)
Height and Roof Pitch TRPA Code of Ordinances Table

37.4.1-1
46 feet maximum with 3:12 dominant roof
pitch
Use (does not include
SUP status change)
Added: Multiple family dwelling, multi-person dwelling, nursing and personal care, residential care, single family dwelling (condos only), nursery, special event area (S), secondary storage (S), small commercial kitchen, small-scale manufacturing, membership organization, participant sports facilities (S), outdoor recreation concessions (S), riding and hiking trails (S), visitor information centers
Removed: Building materials and hardware, auto repair and service • Close to major employers
• High mixed-use potential
• Emphasize community gathering areas
• Maximize views of Trout Creek and the
surrounding open space
• Explore redevelopment incentives to
transform area
1292
Al Tahoe Center
Trout Creek Community Riverwalk Concept
8 Explore incentives to bring property owners together in a cohesive redevelopment strategy that creates housing, community spaces, and integration with nearby open space.
1293
Tahoe Sierra Business District
9 Development Standard Existing Proposed (units/acre)
Multifamily Density 15 units per acre (S) 6-65 (A)
Height and Roof Pitch TRPA Code of Ordinances Table 37.4.1-1 34 (orange) to 46 (purple) feet, with 3:12 dominant roof pitch
Use (does not include
SUP status change)
Added: Multiple family dwelling, multi-person dwelling, nursing and personal care, residential care, single family dwelling (condos only), special event area (S), small commercial kitchen
Removed: None
• Maintain a strong commercial presence, but
incorporate modest residential uses
• Restoration and open space
• Reduce automobile reliance
1294
Tahoe Sierra Business District
Bike Boulevard
10 Concept A Concept B
• Palmira Ave. as
starting conditions
• Traffic calming
• Road markings
• Wayfinding
• Street parking
• Further outreach
• Speed and traffic
direction limits
1295
Public Service Center
11 Development Standard Existing Proposed (units/acre)
Multifamily Density 15 units per acre (A) 2-65 (A)
Height and Roof Pitch TRPA Code of Ordinances Table 37.4.1-1 56 feet maximum with 3:12 dominant roof pitch
Use (does not include
SUP status change)
Added: Multi-person dwelling, nursing and personal care, residential care, general retail and personal service, small-scale manufacturing, storage yards (S), vehicle storage and parking (S), membership organization, power generating (S), beach recreation, boat launching, riding and hiking trails Removed: Collection stations
• Facilitate growth of the public services that
serve South Lake Tahoe and the
surrounding area
• Recognize unique needs of public service
uses
• Implement 56-Acres Master Plan
1296
Harrison/Sandy District
12 Development Standard Existing Proposed (units/acre)
Multifamily Density 15 units per acre (S) 6-65 (A)
Height and Roof Pitch TRPA Code of Ordinances Table 37.4.1-1 42 feet maximum with 5:12 dominant roof pitch or 34 feet maximum with
3:12 dominant roof pitch
Use (does not include
SUP status change)
Added: Nursing and personal care, residential care, special event area (S), small commercial kitchen, printing and publishing, small-scale manufacturing, regional public health and safety facilities (S), membership organization Removed: None
• “Locals’ downtown”
• Lack of pedestrian infrastructure in Sandy
Way area
• Create and improve upon shared parking
facilities
• Decrease congestion and solve parking
conflicts
1297
Harrison/Sandy District
Sandy Way Streetscape Improvements
13 • Similar approach to Harrison Ave
• Facilitate pedestrian circulation
• Create pedestrian spaces/outdoor seating
• Formalize street parking
• Incorporate landscaping and stormwater infrastructure • Explore parking management strategies
Concept A Concept B 1298
Lake Tahoe Community College
14 Development Standard Existing Proposed (units/acre)
Multifamily Density 15 units per acre (A) 2-65 (A)
Height and Roof Pitch TRPA Code of Ordinances Table 37.4.1-1 56 feet maximum with 3:12 dominant roof pitch
Use (does not include
SUP status change)
Added: Multi-person dwelling, general retail and personal services (S), outdoor retail sales (S), broadcasting studios, secondary storage, small-scale manufacturing, membership organization, power generating (S), riding and hiking trails
Removed: Developed campgrounds, collection stations, cemetery, business support services, contract construction services
• Accommodate needs of students and the
greater community
• Allow a variety is uses at an appropriate
scale to support student life and hosted
events
• Additional housing needs
1299
Bijou Recreation District
15 Development Standard Existing Proposed (units/acre)
Multifamily Density - 2-4 (S)
Height and Roof Pitch TRPA Code of Ordinances Table 37.4.1-1 No change Use (does not include
SUP status change)
Added: Multiple family dwelling (S), multi-person dwelling (S), nursing and personal care (S), residential care (S), special event area (S), secondary storage (S), recreation centers (S)
Removed: Domestic animal raising, local post office, regional public health and safety facilities, membership organization, public utility centers • Accessibility and parking constraints prevent
optimal use
• More flexible gathering spaces and event
areas
• Improvements and activities for year-round use
• Relocate Bijou Golf Course operations
• Address operations needs
1300
16 Bijou Recreation District
Site Design and Vision
1301
17 General Development and Design Standards
Housing
• Maximum multifamily residential density in Town Centers, including single-family condominium developments, is 65 units per acre. This is superseded by TRPA Code of Ordinances Table 13.5.3-1.
• TRPA Phase 2 Affordable and Workforce Housing Code Amendments (December 2023) are proposed to be implemented
Coverage
• Town Center parcels (high capability only) will be allowed coverage up to 70% • An alternative comprehensive coverage management system is proposed for public service uses on parcels or project areas greater than one-third acre • Land Capability Districts 1 through 3 base allowable coverage may be placed within Land Capability District 4 through 7.
• Land Capability Districts 4 and 5 base allowable coverage may be placed within any higher land capability district.
• District 6 and 7 coverage may be used interchangeably. 1302
18 General Development and Design Standards, cont.

Site Design
• Buildings shall towards the front of parcels, shielding parking and loading areas • Site design shall facilitate modes of transportation other than automobiles • Community space requirements
• Landscaping and best management practices
Building Design
• Flat roofs shall not be visible from public rights of way • Horizontal and vertical articulation requirements
• Ground floors shall engage pedestrians
• Siding shall be natural or natural appearing materials • All colors must be earth tones
• Step backs when at a street
corner, adjacent to a
residential district, or open
space/recreation use
1303
19 Parking and Transportation
• All uses may apply a 30%
reduction to the number of
required parking spaces
• No minimum parking
requirement for a select
number of uses, primarily
public service and
recreation
• 12 newly identified
transportation projects
• Bike lanes through
residential areas
• Class III/off road
connections
• Intersection
improvements
1304
20 Implementation Strategies
Long Term
• Landbank
• Property tax abatement
• Public/private partnerships
• Corridor beautification
• Paid parking
• In-lieu fees for public improvements
• Reinvestment zones
• Public art funding and priority zone
Short Term
• Define “new construction”
• Bijou Golf Course and Park Implementation Plan (in progress) • Excess coverage mitigation assistance
Economic Analysis of Changes Under the MTAP
• Return on cost for two commercial development prototypes moves from negatives to 10-15%
1305
21 Environmental Analysis
• Potential environmental impacts of the area plan have been evaluated in an initial study (IS)
• All impacts were found to be less than significant
• Negative declaration prepared and circulated for public comments from July 21 to August 19
1306
Questions and discussion.
1307
City of South Lake Tahoe
Agenda Item Executive Summary
Hilary Roverud, City Manager
__________________________________
Meeting Date: September 8,
2026
Agenda Item #:16
Agenda Item: Approval of Resolution Authorizing Exchange and Bargain Sale Agreement and Joint Escrow Instructions with the California Tahoe Conservancy, to exchange 180.5 acres of City-owned property adjacent to Trout Creek and Cold Creek and on Link Road (APNs 025-061-037, 025-081-013, 025-091-012, 080-010-013, 080020-008, 031-030-020, and 031-030-039) for 7.1 acres of Conservancyowned property near El Dorado Beach, various City water quality projects, Al Tahoe Pioneer Cemetery, Lake Tahoe Airport, and Tahoe Island Drive (APNs 027-010-016, -024, and -029, 027-073-005, 027-074- 006, 027-112013, -014, -015, -016, -017, and -024, 027-134-022, 027-053-014, 031-173-002, and -004, 026-065016, 032-090-013, and 023-686-016).

Executive Summary: On September 6, 2022, the City Council adopted Resolution 2022-117, declaring seven city-owned parcels exempt surplus property and authorizing the City Manager to negotiate a land exchange agreement with the Conservancy. The Conservancy Board adopted Resolution 22-09-03 on September 15, 2022, authorizing the Conservancy staff to execute the exchange and transfer of Conservancy-owned lands to the City. On February 19, 2025, City staff mailed the Notice of Availability to 22 entities and four Native American Tribes. The California Department of Housing and Community Development approved the properties as exempt surplus lands on August 28, 2025. This land exchange will increase public land management efficiencies.

Requested Action / Suggested Motions: Pass a Resolution authorizing exchange and bargain sale agreement and joint escrow instructions with the California Tahoe Conservancy, to exchange 180.5 acres of City-owned property adjacent to Trout Creek and Cold Creek and on Link Road (APNs 025-061- 037, 025-081-013, 025-091-012, 080-010-013, 080020-008, 031-030-020, and 031-030-039) for 7.1 acres of Conservancy-owned property near El Dorado Beach, various City water quality projects, Al Tahoe Pioneer Cemetery, Lake Tahoe Airport, and Tahoe Island Drive (APNs 027-010-016, -024, and - 029, 027-073-005, 027-074-006, 027-112013, -014, -015, -016, -017, and -024, 027-134-022, 027-053- 014, 031-173-002, and -004, 026-065016, 032-090-013, and 023-686-016).

Responsible Staff Member: John Hitchcock, Planning Manager Reviewed and Approved By: Zachary Thomas, Director of Development Services Susan Blankenship, City Clerk Olga Tikhomirova, Director of Finance Sergio Rudin, Interim City Attorney Attachments:
01-Staff_Report_Land_Exchange__.docx
02-CC_Resolution_2022-117.pdf
03-CTC_Resolution_22-09-03.pdf
04-Link Rd Project Location Map.pdf
05- Lakefront Parcels Location Map.pdf
06-CTC Grant CTA-9051.pdf
07-Existing Dirt Trail.pdf
08- Link Rd Constraints.pdf
09- Access Map.pdf
10-Spur Alignment.pdf
11-Sierra Shores Permit Conditions.pdf
12-Sierra Shores Plan Set.pdf
13-Washoe Tribe Withdrawal Email.pdf
1308
14-HCD_Exemption_Review.pdf
15-Land_Exchange_Resolution26-XXX___Exhibit_A-c1.docx
16-City to CTC Grant Deed - Final Draft Amended.docx
17-CTC to City Grant Deed w restriction - Final Draft.docx 1309
Council Agenda Report September 8, 2026 Page 1 of 5
City of South Lake Tahoe
Report to City Council
Meeting Date: September 8, 2026
Title: Approval of Resolution Authorizing Exchange and Bargain sale agreement and joint escrow instructions with the California Tahoe Conservancy, to exchange 180.5 acres of City-owned property adjacent to Trout Creek and Cold Creek and on Link Road (APNs 025-061-037, 025-081-013, 025-091-012, 080-010-013, 080020-008, 031-030-020, and 031-030-039) for

7.1 acres of Conservancy-owned property near El Dorado Beach, various City water quality projects, Al Tahoe Pioneer Cemetery, Lake Tahoe Airport, and Tahoe Island Drive (APNs 027-010-016, -024, and -029, 027-073-005, 027-074-006, 027-112013, -014, -015, -016, - 017, and -024, 027-134-022, 027-053-014, 031-173-002, and -004, 026-065016, 032-090- 013, and 023-686-016).

Location: Various parcels in the City and El Dorado County Responsible Staff Member: John Hitchcock, Planning Manager Background: City and California Tahoe Conservancy ("Conservancy") staff have discussed exchanging land to more efficiently manage public land assets. The City and Conservancy have a history of coordinating exchanges for this purpose. Previous exchanges have benefited the Harrison Avenue public improvement project, area-wide stormwater projects, the Bijou Meadow stream environment zone restoration ("SEZ") project, the Bijou Community Playfields, and the construction of the Dennis T. Machida Memorial Greenway trail.

On September 6, 2022, the City Council adopted Resolution 2022-117 (see Attachment 02) declaring seven city-owned parcels to be exempt surplus property and authorized the City Manager to negotiate a land exchange agreement with the Conservancy. The Conservancy Board adopted Resolution 22-09-03 (see Attachment 03) on September 15, 2022, authorizing the Conservancy staff to execute the exchange and transfer of Conservancy-owned lands to the City.

On June 2, 2026, the City Council considered the City Land Exchange with the California Tahoe Conservancy. After completing deliberations, Councilmember Robbins made a motion (seconded by Councilmember Jinkens) to continue the item and direct staff to research and return with additional information regarding the feasibility of developing the Link Road properties (see Attachment 04) with housing, rerouting the existing bicycle path outside the floodplain, and constructing a spur loop to connect the existing bike trail to Sussex Avenue, which many cyclists and pedestrians currently use as an impromptu trail and shortcut. The Council also directed staff to research whether the City entered into a Development Agreement with the developers of the Sierra Shores Timeshare Project to construct a bicycle/pedestrian path connecting the Lakefront parcels to Connelly Beach (see Attachment 05).
1310
Council Agenda Report September 8, 2026 Page 2 of 5
Issue and Discussion:

Link Road Parcels
These parcels include approximately 3.5 acres of land acquired by the City in the 1990s (APNs 031-030-020 and 031-030-039). The two parcels were acquired using Conservancy grant funds to remove an auto-recycling yard and restore the site. The City received a $650,000 grant (see Attachment 06) to acquire the parcels pursuant to Government Code Section 66909.7 et seq., which are dedicated to acquiring land for open space and recreational uses. The grant specifically states that the City would use the parcels for open space preservation and for the possible construction of a bicycle trail at a future date, and that no other use, sale, or disposition of the property inconsistent with the purpose of the grant agreement shall be permitted.

After acquiring the parcels, the City removed the auto-recycling yard and restored the site.

However, the City did not commence with a project to relocate the bicycle trail out of the floodplain. The existing bike trail continues to experience seasonal flooding.

Since that acquisition, users of the bicycle trail have created an impromptu path through the property connecting the existing bike trail to Sussex Avenue. The impromptu path crosses a South Tahoe Public Utility District parcel that houses a pumphouse, a parcel owned by the Conservancy, and a private property (i.e., Taco Bell/Carwash) before connecting to Sussex Avenue (see Attachment 07).

Per the City Council's direction, further evaluation of the two parcels for potential housing development was completed. The analysis concludes that, due to the identified Stream Environment Zone (SEZ), FEMA floodplain, steep slopes, and access challenges, the existing site conditions pose significant barriers to residential development at this location. Development constraints include the following:
 Floodplain: The largest of the two parcels (APN 031-030-039) is approximately 2.2 acres.

One-third of the parcel is located in a mapped FEMA floodplain and is not developable.

Portions of the parcel have slopes exceeding 10 and 20 percent and would require extensive grading and retaining walls. Per TRPA regulations, a 10-foot setback is also required from the floodplain boundary. Taking these constraints into consideration, at most,

1.1 acres (48,160 square feet) would potentially be developable (see Attachment 08). The smaller parcel to the west, approximately 1.15 acres, is located outside the floodplain but exhibits steep slopes in the northeastern portion. Although most of the parcel (1.15 acres) would be developable, it would still have potential access issues, as discussed below.  Driveway and Emergency Access: Both parcels are landlocked and accessible only via a 10- to 20-foot easement (Link Road), with no other exit points available without traversing private property. Driveway access to the smaller western parcel would require an easement over a South Tahoe Public Utility District pumphouse parcel or via an access driveway from the eastern parcel (see Attachment 09). To accommodate the City's fire apparatus on a driveway with no other exit point, a minimum driveway width of 26 feet is required to accommodate a fire apparatus with extenders deployed and also to allow other emergency vehicles passage to the site. To construct a 26-foot-wide driveway would require encroachment on adjacent properties with existing improvements (e.g., parking lots). In addition, due to the distance of the parcel from Lake Tahoe Boulevard in excess of 150 feet, an emergency turnaround will be required to accommodate the City's fire apparatus. 1311
Council Agenda Report September 8, 2026 Page 3 of 5
The size and type of a turnaround would depend on project density and design, butdesign but would likely require substantial coverage that would otherwise be dedicated to other structures and parking.

City staff evaluated the feasibility of relocating the existing bike trail, as originally envisioned when the parcels were purchased by the City, and constructing a spur alignment to connect to Sussex Avenue. Based on the existing topography, the bike trail could potentially be realigned through the two parcels to avoid the floodplain. Exact alignment would require additional site surveys and detailed analysis of existing site conditions.

Construction of a spur alignment also appears feasible by routing the trail across City and Conservancy properties, avoiding the STPUD property, but would require an easement over one private parcel to connect to Sussex Avenue (see Attachment 10). Per City Council direction, City staff has discussed the relocation and spur alignment with Conservancy staff. Conservancy staff has noted that the Conservancy grant agreement (and a recorded deed against the Link Road parcels) confirm the Conservancy’s grant agreement purpose in the bike trail on the property. The City and Conservancy have a history of successfully working on similar projects. The Sales and Purchase Agreement has been amended to include the following recital language:
“The Conservancy grant agreement to the City for City acquisition of the Link Road parcels and a related recorded deed against the Link Road parcels confirm the Conservancy’s grant agreement purpose in the bike trail on the property.”
Lakefront Parcels
This group of three lakefront parcels totals approximately 1.4 acres of Conservancy-owned land (APNs 027-010-016, -025, and -029). The Conservancy and the State Land Commission acquired the Alta Mira parcel in 2015. They demolished the existing building to improve public access and recreation in the El Dorado Beach and Lakeview Commons area. Also included are two narrow lakefront parcels to the east, located adjacent to the Sierra Shores property and the Beach Retreat. The intent of the transfer is for the City to manage the parcels for public recreation, open space, scenic vistas, public park purposes, water quality, natural resource enhancement, or climate adaptation.

During deliberations, the Council requested clarification on whether the City entered into a Development Agreement with the developers of Sierra Shores to construct a bike trail on the easterly parcel (i.e., Chimney Parcel) connecting the bike trail on Lake Tahoe Boulevard to Connelly Beach.

City staff reviewed the approved Sierra Shores Project file and were unable to find a Development Agreement. However, it was confirmed that the project required a land exchange between the developer and Conservancy to proceed. As part of the land exchange, the developer was required to fund and/or install a spur bike trail to Connelly Beach, with Conservancy approval, for a sum not to exceed $100,000. This requirement was incorporated into Condition #9 of the City Permit (see Attachment 11). Based on the preliminary trail design noted within the Sierra Shores site design, it appears that the trail was to access Connely Beach by veering east from the Chimney Parcel across adjacent private property. While close to the lake, the Chimney Parcel does not extend all the way to the lake, making direct access not possible without an additional access easement over adjacent private property (see Attachment 12).
1312
Council Agenda Report September 8, 2026 Page 4 of 5
While the mitigation was paid by the developer, due to site constraints and the adjacent private parcel, the spur trail was ultimately not constructed by the Conservancy.

Surplus Land Act (SLA)
The Surplus Land Act (SLA) permits a local agency to declare land as surplus and exempt, and to exchange it with another local, state, or federal agency for the transferee agency's use. However, prior to exchanging the land, pursuant to the SLA Guidelines Section 103(d)(4), the City is required to provide a Notice of Availability of the exempt lands to all entities identified in Government Code Section 54222(b) and the Department of Housing and Community Development. If any of the notified entities are interested in acquiring the property, the City is required to enter into good-faith negotiations.

On February 19, 2025, City staff mailed the Notice of Availability to 22 entities and four Native American Tribes. The City only received one letter of interest from the Washoe Tribe of California and Nevada. On July 1, 2025, the City Manager, City Attorney, and Development Services staff met with Chairman Serrell Smokey to discuss the surplus lands and the Tribe's interest in acquiring property in the Lake Tahoe Basin. On August 12, 2025, the City received an email from Mr. Joseph D. Nady, the Tribe's General Counsel, formally withdrawing the Tribe's letter of interest (see Attachment 13).

Final approval of the properties as exempt surplus lands was received from the California Department of Housing and Community Development on August 28, 2025 (see Attachment 14).

Environmental Considerations: The proposed exchange of land does not constitute an approval of a project pursuant to CEQA Guidelines Sections 15004 and 15352 because it does not commit the agency to a definite course of action regarding a project to be carried out. The exchange of land does not involve a change to, or an intensification of, the existing use or purpose, and is not a project defined by CEQA Section 15378[a].

Financial Implications: The purpose of the exchange is to increase public land management efficiencies. City maintenance and management responsibilities will shift from the City to the Conservancy, which will be responsible for significant vegetation and habitat management on parcels outside the City limits. For parcels acquired by the City, maintenance and management will be the City's responsibility. As previously noted in the staff report, some parcels the City is acquiring are used for stormwater treatment and are currently maintained by the City.

Policy Implication: The proposed land exchange is consistent with the City General Plan and Strategic Plan, specifically the following policies:

General Plan Policy LU-10.3: Vacant Open Space Parcel Exchange – The City shall work with the California Tahoe Conservancy and other State and Federal agencies to exchange publicly-owned vacant open space parcels in existing residential subdivisions for vacant parcels in other parts of the Lake Tahoe Basin as a means of consolidating open space and developing underused sites in existing neighborhoods.

General Plan Policy LU-10.1: Inter-Agency Coordination – The City shall coordinate with all regional, State, and Federal agencies and special districts to ensure that their planning efforts within the city limits are consistent with the City of South Lake's General Plan. 1313
Council Agenda Report September 8, 2026 Page 5 of 5
General Plan Policy NCR-3.11: Natural Habitat and Open Space Management – The City shall encourage and support public agencies formed to acquire and manage important natural habitat areas, and other open space lands.

General Plan Policy ED-1.2: Economic and Environmental Balance – The City shall strive to maintain a balance between economic health and environmental health through careful and efficient planning.

Strategic Plan Strategy 6.1: Protect the Natural Environment – Identify areas that are suitable to serve as drainage basins.
1314
Resolution 2022-117 September 6, 2022 Page 1 of 2
Resolution 2022-117
Adopted by the City of South Lake Tahoe City Council
September 6, 2022
Declaring Seven City-Owned Parcels Totaling Approximately 181 Acres to be Exempt Surplus Property and Authorizing the City Manager to Negotiate a Land Exchange Agreement with the California Tahoe Conservancy

BACKGROUND
A. The City of South Lake Tahoe owns seven parcels totaling approximately 181 acres of property ( Assessor’ s Parcel Numbers 025-062-037, 025-081-013, 025-091-012, 031-030- 020, 031-030-039, 080-010-013, and 080-020-008) that are not needed for City purposes the “Subject Property”) and which the City desires to exchange for 18 parcels totaling approximately 7.1 acres owned by the California Tahoe Conservancy ( Assessor’ s Parcel Numbers 023-686-016, 026-065-016, 027-010-016, 027-010-024, 027-010-029, 027-053- 014, 027-073-005, 027-074-006, 027-112-013, 027-112-014, 027-112-015, 027-112-016, 027-112-017, 027-112-024, 027-134-022, 031-173-002, 031-173-004, and 032-090-013) the "CTC Properties”).

B. 177 of the acres owned by the City are located along Trout Creek and Cold Creek and are outside City limits in unincorporated El Dorado County. These parcels ( APNs 025-061-037, 025-081-013, 025-091-012, 080-010-013, and 080-020-008) contain stream environment zone (SEZ) restoration projects and are not needed for City purposes.

C. 3.5 of the acres owned by the City (APNs 031-030-020 and 031-030-039), located on Link Road, were acquired with grant funds awarded by the California Tahoe Conservancy to restore the site, are deed-restricted as open space, and are not needed for City purposes.

D. The California Tahoe Conservancy- owned Alta Mira and nearby lakefront parcels totaling approximately 1.4 acres (APNs 027-010-016, -024, and -029) were acquired for public access to Lake Tahoe, and the City intends to continue to use them for this purpose.

E. Twelve California Tahoe Conservancy- owned parcels totaling approximately 1.4 acres APNs 027-073-005, 027-074-006, 027-112-013, -014, -015, -016, -017, -024, 027-134- 022, 027-053-014, and 031-173-002 and -004) either currently contain or are planned for City stormwater infrastructure, and the transfer of these parcels to the City will allow the City to control these parcels for water quality purposes.

F. Three California Tahoe Conservancy- owned parcels are located adjacent to the City-owned Al Tahoe Pioneer Cemetery, a City-owned vacant parcel on Tahoe Island Drive, and the Lake Tahoe Airport, and the transfer of these parcels to the City would allow for consolidated management by the City.

BASED ON THE FACTS SET FORTH IN THE BACKGROUND, BE IT RESOLVED, that the City Council of the City of South Lake Tahoe:
1315
Resolution 2022-117 September 6, 2022 Page 2 of 2

1. Finds and declares that the Subject Property the City is transferring to the California Tahoe Conservancy in exchange for the CTC Properties, is exempt surplus property under Government Code section 54220 et seq. and the Surplus Land Act Guideline dated April 2021 (“SLA Guidelines”), for the following reasons:
a. Pursuant to SLA Guidelines section 103(b)(3)(C), the City is exchanging property for other property necessary for the City’s use.
b. Pursuant to SLA Guidelines section 103(b)(3)(D), the City is transferring property to another public agency, the California Tahoe Conservancy, for the California Tahoe Conservancy’ s use.

2. Finds and determines that the proposed exchange of land and TRPA development rights associated with that land does not constitute “ approval” of a “project” pursuant to California Environmental Quality Act (CEQA) Guidelines sections 15004 and 15352 because it does not commit the agency to a definite course of action in regard to a project to be carried out, and the exchange of land for improved management efficiency purposes that does not involve a change to, or an intensification of, the existing use or purpose is not a “project” under CEQA Guidelines section 15378( a).

3. Authorizes the City Manager to negotiate an agreement with the California Tahoe Conservancy to exchange the Subject Property for the CTC Properties.

Adopted by the City of South Lake Tahoe City Council on September 6, 2022 by the following vote:

Yes: Creegan, Friedrich, Middlebrook and Wallace
Recused ( absent): Bass
Date:___________
Devin Middlebrook, Mayor
Attest:

Date:___________
Susan Blankenship, City Clerk
The presence of electronic signature certifies that the foregoing is a true and correct copy as approved by the South Lake Tahoe City Council.

Sue Blankenship ( Sep 7, 2022 13: 43 PDT)
Sep 7, 2022
Devin Middlebrook ( Sep 7, 2022 16:17 PDT) Sep 7, 2022
1316
Res 2022-117 CTC Land Exchange
Final Audit Report 2022- 09-07
Created: 2022- 09-07
By: jo Mcdonough ( jmcdonough@cityofslt. us)
Status: Signed
Transaction ID: CBJCHBCAABAAkvdoGXUI0fXUwD6T- eMFJ0AaseLS_ dcM Res 2022-117 CTC Land Exchange" History
Document created by jo Mcdonough ([email protected]) 2022- 09- 07 - 8:36:49 PM GMT- IP address: 128. 92.136. 146 Document emailed to Sue Blankenship ([email protected]) for signature 2022- 09- 07 - 8:37:33 PM GMT
Email viewed by Sue Blankenship ( sblankenship@cityofslt. us) 2022- 09- 07 - 8:43:14 PM GMT- IP address: 128. 92.136. 146 Document e-signed by Sue Blankenship ([email protected]) Signature Date: 2022- 09-07 - 8:43:34 PM GMT - Time Source: server- IP address: 128. 92.136. 146 Document emailed to [email protected] for signature 2022- 09- 07 - 8:43:36 PM GMT
Email viewed by [email protected]
2022- 09- 07 - 11:17:05 PM GMT- IP address: 66.189. 255. 213 Signer [email protected] entered name at signing as Devin Middlebrook 2022- 09- 07 - 11:17:17 PM GMT- IP address: 66.189. 255. 213 Document e-signed by Devin Middlebrook ([email protected]) Signature Date: 2022- 09-07 - 11:17:18 PM GMT - Time Source: server- IP address: 66.189. 255. 213 Agreement completed.
2022- 09- 07 - 11:17:18 PM GMT
1317
1318
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
1 inch = 250 feet
ATTACHMENT 002

LINK ROAD PARCELS LOCATION MAP
031-030-039
031-030-020

TRUCKEE MARSH

LAKE TAHOE BOULEVARD

LINK ROAD
MEEKS
1319
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
1 inch = 194 feet
027-010-024
027-010-029

LAKE TAHOE BOUELVARD FREMONT AVENUE

TAKELA DRIVE

SANDY WAY

JOHNSON BOULEVARD

BEACH RETREAT
1320
1321
1322
1323
1324
1325
1326
1327
1328
1329
1330
1331
1332
1333
1334
1335
1336
1337
1338
1339
1340
1341
1342
1343
1344
1345
1346
1347
1348
1349
1350
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
1 inch = 104 feet
CITY
CITY
CITY
CTC
STPUD
STPUD

PRIVATE

PRIVATE

PRIVATE

PRIVATE
CTC

PRIVATE

PRIVATE

EXISTING BIKE TRAIL

DIRT TRAIL
ATTACHMENT 04
1351
ATTACHMENT 05

CONSTRAINTS ANALYSIS
100-YEAR FLOOD PLAIN
10-FOOT

SETBACK
>20% SLOPE
>10% SLOPE

EXISTING

PAVED BIKE TRAIL
DIRT
TRAIL
1352
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community

TAHOE FLY

FISHING OUTFITTERS

LAKE TAHOE
BOAT CO.

STORAGE BLDG.

STPUD

PUMPHOUSE
CITY
PARCEL
CITY
PARCEL

LAKE TAHOE
BOAT CO.

STORAGE
YARD
CTC
VACANT
CTC
VACANT LINK ROAD (20-FOOT EASEMENT
ATTACHMENT 07

ACCESS MAP
1353
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA,

SUSSEX AVENUE
USGS, AeroGRID, IGN, and the GIS User Community

CARWASH

TACO BELL
STPUD

PUMPHOUSE
CTC
CTC

PRIVATE
LOT
CITY
CITY

PAVED BIKE TRAIL

DIRT PATH

POTENTIAL

ALIGNMENT

DIRT PATH

PRIVATE PARKING

LOT/DRIVEWAY
ATTACHMENT 08

SPUR ALIGNMENT
1354
ATTACHMENT 09

SIERRA SHORES PERMIT CONDITIONS
1355
1356

CHIMNEY PARCL
APN 027-010-029

SPUR CONNECTORTO CONNELLY BEACH
1357
From: Joseph Nady
To: John Hitchcock
Cc: Serrell Smokey; Letty Ramos
Subject: Washoe Tribe withdrawal of interest in surplus lands Date: Tuesday, August 12, 2025 10:04:01 AM
Attachments: image001.png
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Hello, Mr. Hitchcock,
On behalf of Chairman Serrell Smokey and the Washoe Tribe of Nevada and California, the Tribe is formally withdrawing interest in the City of South Lake Tahoe’s surplus lands at this time.

Please do not hesitate to reach out if you have any questions.

Thank you.

Joseph D. Nady
General Counsel
Washoe Tribe of Nevada and California
919 US Highway 395 N.

Gardnerville, NV 89410
Phone: (775) 265-8600
Cell: (775) 634-7633
CONFIDENTIALITY STATEMENT: This message is intended only for the use of the individuals to which this e-mail is addressed, and may contain information that is privileged, confidential and exempt from disclosure under applicable laws. If you are not the intended recipient of this e-mail, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this e-mail in error, please notify the sender immediately and delete this e-mail from both your "mailbox" and your "trash." Thank you.
1358
SLA0001522
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
651 Bannon Street, Suite 400, Sacramento, CA 95811
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
August 28, 2025
John Hitchcock, Planning Manager
City of South Lake Tahoe
1052 Tata Lane
South Lake Tahoe, CA 96150
SENT VIA EMAIL TO: [email protected]
Dear John Hitchcock:

RE: HCD’s Review of the City of South Lake Tahoe’s Resolution No. 2025-014 Declaring the Trout and Cold Creek Parcels and the Link Road Parcels as “Exempt Surplus Land”
Thank you for notifying the California Department of Housing and Community Development (HCD) of the City of South Lake Tahoe’s (City) determination of the Trout and Cold Creek Parcels and the Link Road Parcels (APNs 025-061-037, 025-081-013, 025-091-012, 080-010-013, 080-020-008, 031-030-020, and 031-030-039) (Properties), as “exempt surplus land.”
HCD reviewed Resolution No. 2025-014 (Resolution) pursuant to Section 400 of the Surplus Land Act Guidelines. As explained below, HCD finds that the subject Properties qualify as “exempt surplus land” under Government Code section 54221, subdivision (f)(1)(C).

Analysis
Government Code section 54221, subdivision (f)(1)(C) states, “Surplus land that a local agency is exchanging for another property necessary for the agency’s use. “Property” may include easements necessary for the agency’s use” is exempt surplus land.

According to the Resolution and supporting documentation, the Properties consist of seven total parcels totaling approximately 180 acres. Five of the parcels are located outside of City limits, and two are within City limits. All seven parcels are currently vacant and are primarily designated as low-capacity lands. The City intends to exchange the Properties with the California Tahoe Conservancy (CTC), a state agency, for approximately 7.3 acres of land (Exchange Property). The documentation states it is in the City’s best interest to dispose of the Properties to the CTC as they can best manage the Properties for resource conservation and recreation purposes. The Exchange Property consists of public lakefront recreation lands next to the City Lakeview Commons/El Dorado 1359
John Hitchcock, Planning Manager